Luxury Real Estate

By: Nicola Christinger of HomeHunts

Most people are uncomfortable with debt and there is clearly nothing wrong with taking such a prudent approach to your finances. However when it comes to buying a property in France it often makes sense to have a mortgage even if you don’t actually need one in order to complete the purchase. Tim Yates of Spectrum IFA offers some invaluable advice and if any of the following descriptions applies to you then you should certainly consider taking out a mortgage.

1. You are buying the property as a second or holiday home and don’t intend to live here long enough each year to be tax resident here. 2. You intend to live in France permanently but are not doing so as yet and your assets are currently outside France. 3. You have children either from a current or previous relationship. 4. Your capital is in a currency that has weakened against the Euro such as Sterling. 5. The property you are going to buy will generate an income by either being rented out or you intend to run a B&B.

The rationale for having a mortgage essentially comes down to three things – minimising your French tax liability, maximising your investment return and giving you choice.

French tax

If your assets exceed €790,000 you pay wealth tax here. However if you are not tax resident here then it is only based on your French assets. Furthermore, if you move here permanently then for the first 5 years after arriving you still only pay wealth tax on your French net assets. It makes sense therefore to keep your French net asset position to a minimum by having a mortgage.

If your property is going to generate an income you will pay income tax on it in France regardless of whether you are permanently resident here or not. If you have a mortgage you can structure it so that you can offset interest payments against this income for tax purposes.

Investment return

The cost of borrowing is historically low now and is not going to increase until the economy recovers. It makes sense therefore, from a pure investment perspective, to retain your capital and continue to let it work harder for you. If your capital is in Sterling, for example, given its relative weakness you will want to keep it in Sterling until the currency recovers. It doesn’t make sense to use it to buy a large quantity of expensive Euros to buy a property. Property, as an asset class, is illiquid and can be expensive to maintain. We buy it because we either want to use it and enjoy it or as an investment (or both). From the investment standpoint asset diversification is key so you shouldn’t have “too many eggs in one basket”. A mortgage allows you to spread this risk if you are otherwise too exposed to property.

For more advice on financing your French property purchase please contact info@home-hunts.com

By: Nicola Christinger of HomeHunts

ONE ROOM OR TWO? The bed and breakfast establishments of the 21st century are a far cry from the notoriously badly-lit rooms, where the bathroom was four doors along a corridor. Today, we are spoilt for choice of places that offer that something special, that certain “je ne sais quoi.”

Ranging from boutique B&B’s, activities B&B’s, beautiful stone farmhouse B&B’s, special location B&B’s the list is endless and people looking to combine a new life with a new career are buying properties to create their own special place for eager guests.

In France especially, there is a higher demand in recent months for bed and breakfast accommodation, particularly in the more popular areas, such as the Dordogne, Languedoc-Roussillon and Provence. Many buyers see becoming an owner of a bed and breakfast as a good source of income and fitting into their new surroundings and way of life.

Nevertheless, would-be hosts should be aware that the chambres d’hotes (bed and breakfast) owners may only offer a maximum of five rooms before social charges increase. When you consider that the average price for bed and board currently stands at €40 per room per night depending on the season, running such a business is unlikely to make you an overnight millionaire. But, what it does give is a feeling of achievement, being in control of your own business and making a living.

It can be a daunting prospect starting your business in a foreign language and experts and B&B owners alike agree that it is essential to be able to speak and understand a good level of French if you are serious about your business. Author, Deborah Hunt has written a book, passing on the benefits of her experience, called Starting and Running a B&B in France. She states that you only need two qualifications to go into this line of work: “an ability to work hard, and an ability to speak French.”

So, is it worth it? Everyone seems to agree that, in spite of the hard work, it’s a great deal of fun. “You get far more out of living in France by joining the economy than by just living in a Brit enclave – and you meet some wonderful people of all nationalities,” writes Deborah.

“The most rewarding this for us is when the guests get out of their car, normally after a long drive and their stress immediately evaporates once they see their beautiful room and are offered a welcome drink” says Joanna Vivian, owner of Le Gamoas B&B near Nimes.

With regards to financing and the issues concerning the purchase of the property, Tim Yates of Spectrum IFA gives his advice when making an offer: “If you are proposing to buy a property that you will run as a B&B, it will be much more difficult to get a mortgage if the property is already registered for commercial use. If you are a cash buyer for a B&B registered property it is no problem. It’s “Catch 22” in that to get a commercial loan from a bank here you have to demonstrate a track record of running a similar business and have a long established relationship with that particular bank. If you want to run a B&B perhaps select a property that has the potential but is classed as residential and base your mortgage application on your current not projected future income. Once you have bought the property banks don’t really care what you do with it as long as the mortgage is being paid.”

The registered organization www.chambres-hotes-france.org adds that “Running a B&B is also about being able to share the pleasures of a good meal, made often with home grown produce and for guests to visit and discover the cultural richness of the surrounding area.”

If you are interested in a particular area and wish to purchase a property to run as a B&B please contact info@home-hunts.com.

We have 5 copies of the book “Starting and Running a B&B” by Deborah Hunt to give away to the first five people who email: nicola@home-hunts.com

Here is a small selection of properties waiting for new owners to welcome their guests.

SANARY sur Mer (right) Ideal project for a Gite or Chambre d’Hôte. Provencal Bastide partially renovated + 3 large outbuildings to renovate. On a land surface of 3600m², with 2 wells, olive, acacia, palm and fruit trees. In a developing area, only 15 min from the beaches and port, easy access to the motorway and train station. Price 1,270,000 euros.

In a peaceful village just outside Cavillargues (below left) and a short drive from Uzes, this impressive village property has been recently restored with style and quality. It comprises a principal house with large reception rooms, 4 bedrooms, 2 bathrooms and large terrasses including a solarium with beautiful views. Directly adjacent are 3 independant apartments, ideal as either a yearly rental or as holiday rentals. Price 840,000 euros.

BANDOL (left) Provencal mas, in a quiet area, with a view over the countryside, 5 minutes from the centre and the beaches. Ideal investment for a Chambre d’Hôte, or seasonal location or for a large family, on a land area of 3700m², with a habitable surface of 320m². Price 1,015,000 euros

LE LUC (below left)

Beautifully renovated old bastide of approximately 300m² living space on a flat 2000m² plot located only 1.5km from the village and the supermarkets. The main house of 200m² comprises a large living room, cellar, dining room, kitchen, utility room and garage, 4 bedrooms all ensuite and toilets.

There are 2 apartments attached to the house (45m² and 65m²) which offer great letting conditions. Possibility of running a B and B or gíte. Pool, pool house, lots of terraces and old trees are part of this unique bastide enjoying great views over the vineyards and the Massif des Maures. Price 850,000 euros

FONTVEILLE (below) Old castle dating back to XIIIth century offering a surface of 990m2 and set on a land of 1700m2.

The castle includes a large reception room, then several bedrooms which can be converted as a B&B. A magnificent property full of history.

Price 655,000 euros

By John Hodnett of Lila Delman Real Estate

Coastal Life, Volume 5 Issue 9, 2009, by Nicole Bouchard, Exclusive to Coastal Life

With their captivating water views, temperate seasons and proximity to Boston and New York, the areas of Newport, Narragansett, Jamestown and Watch Hill have been coveted vacation spots since the mid-1800's.

The Gilded Age settled comfortably in Rhode Island as the well-traveled elite sought opulent summer homes along the water, away from their demanding high profile city lives. Bringing with them the styles and trappings of Europe, the prominent families sought to create their own petit-Versaillle in the midst of a quiet waterfront oasis. With great emphasis on skilled preservation, these whimsical, palace-like structures remain as the areas grow and change, incorporating modern architecture, imaginative fine cuisine, artistic shops and elite galleries, all with reverence to both the past and the future.

 

In the playroom of their Narragansett home in 1964, Lila Delman founded what would become a family legacy and a Rhode Island trademark of luxuriant real estate. Lila's affinity for upscale properties, beautiful art and antiques with stories behind them combined with her business zeal to found a firm that educated itself about the e historical architectural treasures that Rhode Island had to offer. When asked how her mother came by these interests and talents, her daughter Melanie, who is now the President of the firm, explained that it all came purely as though by instinct. "She harbored a natural curiosity towards those areas of interest. She was naturally artistic, naturally inclined toward historic homes and she had a very special, unique eye for beauty with a sincere appreciation of it." The firm has grown substantially to include four offices and takes part in helping international clients transition here or local clients move abroad.

In understanding the draw of the Rhode Island coastline and following the trends from the Gilded Age to the current market, there are the classic elements to consider as well as the regional growth and development in more recent years. For the genteel society of the late 1800's and early 1900's America's "royalty," this region had a quiet charm, a sense of being away without truly being away so that husbands could stay on top of business in Boston and New York, varied social character, prestige, and offered more for their money. The Beaux-arts architecture brought to the region in the nineteenth century defined a nation. Italinate, Neo-Renaissance and French Baroque styles lent an artistry to the landscape which had yet to be seen before this period. Lavish details with little expense spared adorned the magnificent structures embodying the feelings of the time. When asked which of the historic properties she has represented was her favorite, Ms. Delman responded, "I have seen some truly magnificent properties over the years. Just as with your own children, you can't really pick a favorite when considering these homes. Each has a unique personality."

It is very true that each historic residence possess an individual charm; they each have a unique quality that features and discerns them like characters in a novel. Though many famous architects worked to design the various masterpieces that immortalize the history surrounding them, Richard Morris Hunt stands out amongst them. The Beaux-arts architecture was brought to the region by Hunt, the first American student of the Ecole des Beaux-arts. While mentoring in France, he was allowed to supervise work on the Louvre Museum which was being renovated for Napoleon III at that time, as well as design the Pavilion de la Bibliotheque located in proximity to the Palais-Royal. Once in Newport his vibrant personality and humor drew him many elite friendships. One myth surrounding his career stated that as he was finishing a Vanderbilt mansion, he found a tall, covered figure in a ballroom. Pulling away the material, he saw that it was a handsome statue of himself, made by the stonecutters working on the property to honor him. Ralph Waldo Emerson delighted in Hunt's unpretentious, engaging manner which was paired with an extremely intelligent, artistic mind. Hunt's work extended not only throughout Newport, (Marble House, Wrentham House, Beechwood, Ochre Court, Belcourt Castle, The Breakers) but also to North Carolina in the form of the Biltmore Estate, the biggest private mansion in the country, and to New York (the base of The Statue of Liberty and The Metropolitan Museum of Art.) In his obituary which appeared in The New York Times, August 1st, 1895, he was hailed for having rendered the most influence on domestic design, having been as excellent mentor to his pupils in America and abroad, having been unselfish as an individual and certainly one of the most prodigious, successful mine of his profession. His style was thought to be "elegant" and "free" which is a fair indication of the creativity he used in his designs.

On the famous Bellevue Avenue, rests an ideal example, Beechwood was originally built for a merchant named Daniel Parrish. The house was later purchased by the Astor's who hired Hunt to revitalize the property which they bought in 1881. The two million spent on the revival of the home culminated in memorable elegance as displayed in the nautical ball room,. It was made to have the glittering affect of light on the water with its eight hundred panes of glass, mirrored walls, crystal chandeliers and the flowing patterned waves of French flooring. Caroline Astor was proclaimed to be the "Queen of American Society." Her summer balls were the social event of the season . She retired from public life in 1906 with a whirling collection o twenty-five summer seasons filled with lively memories behind her,. It was her son, John Jacob Astor IV, who rode aboard the luxurious, yet ill-fated ocean liner Titantic. The property continues to inspire with a rich history, having inspired musicians and Hollywood directors alike.

Another of the historic gems is The Wrentham House. Also an artistic tribute to Hunt with his unique aesthetic sense and craftsmanship, this home was built in 1891 for J. R. Busk who, along with his swift boat, Mischief, defended America's Cup with his skills as world-class sailor. At the highest point on Ocean Avenue, it features water views from every room. With turrets, a prominent cathedral ceiling, arches and exposed woodwork, this property has impressions of Northern France, particularly the lines found in the architecture of Normandy. Here, the impressive modern amenities begin the transition from the past to the present. A multi-level home theater and central air entice another page of time to be filled with new experiences.

The modern landscape intricately intertwines both historical and contemporary architecture. Therein lies a diversity that also plays a factor in attracting buyers to Southern New England. Discussing this unique diversity, Ms. Delman states: "In many of the older homes, the artwork and furniture are not the original pieces. Each owner of the home has different personality, style and decor. The exteriors are preserved, however, so that they have a charming authenticity to them. These homes are timeless. In terms of the emergence of the modern architecture, I think it gives an individual so much to choose from amongst these complimentary designs of new and old along the coastline. There are no cookie cutter layouts and people can mix styles, choosing various stimuli. Historic home might display modern art while modern homes might showcase antiques."

As the area is again drawing the elite, offering fine schools, art communities, culinary pearls, and the beauty of sea-side locale without over-abundant traffic, more and more prominent names are settling into the Rhode Island coastal region, seeing it as an endearing option. Property values still allow buyers to get more for their money as opposed to property values in the Hampton's. Easy access to the major cities and the smooth breezes off the water are causing many to not only view the region as a summering spot, but also a promising opportunity for a year-round residence.

In the instance of Hollywood actress, Anne Archer, (featured in major motion films such as Fatal Attraction, Patriot Games and Clear and Present Danger) she and husband Terry Jastrow, an executive producer of six Olympic games, chose a new townhouse located in Carnegie Abbey Club in 2003. The Carnegie Abbey Club is one of the finest golf and sporting clubs in the country. In the Clubhouse is the couple's 1,592 sq. foot townhouse whose design is meant to capture both west facing views of Narragansett Bay and the two east facing views of the extensive golf course. The interior suggests the theme of the a super-luxury yacht. As a result of frequent famous visitor/residents, individuals choosing primary residences, year-round entrepreneurs 'setting up shop,.' cultural and recreational amenities, the atmosphere of the region doesn't change seasonally to the extent that some summer locations do. There remains a sophisticated continuity. Additionally, education plays an important factor. Salve Regina University in Newport, RI not only has impressive collegiate programs, but features speakers such as His Holiness the Dalai Lama, who hold vastly important world roles. Portsmouth Abbey, in near proximity to Narragansett Bay, is a prestigious learning facility which has a day school and serves also as a boarding school. St. George's school in Newport has been five star rated by parents of attending students.

In terms of culinary delights, Newport has many, yet Ocean Cliff Resort, which was designed by the Boston firm Peabody & Sterns who also designed the original Breakers Mansion and Doris Duke's Rough Point has entrancing Safari Restaurant and Lounge. Fine cuisine, breath-taking views and excellent live music on Sundays with dancing make this restaurant an unforgettable experience. For Jamestown, the Victorian Bay Voyage Inn has stained glass windows looking out onto the bay and the gourmet fare features international dishes. One of the things that is most coveted by those who frequent Bay Voyage Inn is the famous Sunday brunch. In Narragansett, the Coast Guard House, which is listed on the national register of historic landmarks, serves up history, exemplary cuisine, oceanfront views and entertainment.

Art galleries and museums are prominent along the Rhode Island coastline and the expansion of the performing arts adds to the eclectic atmosphere. The Opera house, the jazz, folk and classical music festivals join visual beauty in the picturesque waterfront settings with engaging sound and often powerful words sewn into lyrics. Words as an art form have many roots along the Rhode Island coast through inspired musicians and providing backdrops for written works translated to film such as the adaptation of F. Scott Fitzgerald's The Great Gatsby which was partially filmed at Rosecliff and Marble House. It would be fitting then that the nineteenth century architects who worked to shape the face of the area aspired to not only elements of the Renaissance styles, but also the expression of humanism which was to speak well and write well.

A modern extension of thatt15th century principle made local is perhaps evident in what is referred to on the Lila Delman Real Estate website as Lila's Blog, containing intriguing entries about synchronicity such as "Lost and Found", "Only in RI", the entry with Emily Dickenson's poetry as nearly an ode to one of the estates, and the thought-provoking entries posted by Liz Marchi which evoke the most serendipitous feel concerning Hunt and Wrentham House. With her artistic passions, its very conceivable that Lila would enjoy her aptly named blog. Aside from their associations with Christie's and prestigious brokerage firms internationally, it is interesting to find that the firm features the creative aspects of their agents which is in keeping with many of the inspiring properties they represent. Asked what she loves most about her profession, Ms. Delman replied, "I get tremendous satisfaction from what I do because this is where I live-I'm not promoting something I don't believe in and when we serve in an advisory or consulting role, we are comfortable in our skin, pointing out attributes that we experience on a day-to-day basis."

New England, as a whole, features numerous incredible waterfront communities and short travel distance to nearly everything one could desire. It has inspired many generations past and will continue to inspire the future. Carving out a distinguished spot for itself is the coastline of Rhode Island which highlights a space in time and continues to grow with the Gilded Age mindset framed in the pursuit of excellence.

By Shara Enay of Hawaii Business magazine

Being the Best in the Worst of Times

5 Tips from Hawaii's Top Realtors

 

 

 

 

 

 

 

 

 

 

 

 

 Patricia Choi of Choi International

In a slow real estate market, it’s easy to identify the top producers: they’re the ones out in the community shaking hands, developing relationships, aggressively marketing, and sweating the details to make sure their clients are completely satisfied. Many are busier now than ever.

With over 18,000 active real estate professionals in the state and fewer residential buyers than before, agents have to work harder and smarter to secure a piece of the shrinking pie.

Hawaii Business asked the top six residential Realtors in Hawaii, as ranked by sales volume, what it takes to be the best in the worst of economic times.

1) Play well with others

Realtors are some of the most exposed and networked professionals in town. Their names and faces are all over open house signs, ads and the Internet. That’s why top agents must work hard to develop a solid reputation with their clients and their peers.

In a tight market, buyers are extremely cautious because they don’t want to overpay, says Patricia Choi, president and principal broker of Choi International and the No. 1 ranked Hawaii Realtor. The broker who knows how to listen and work well with others will be the most successful.

 

“Sometimes Realtors are nasty if they don’t get the listing,” Choi says. “But you have to always leave good feelings no matter who you’re dealing with because a lot of times the clients that you don’t get today will come back to you later. It’s the same color green, whether you get the listing today or down the road.”

Whatever the outcome, avoid talking stink, says Stephen Hurwitz, president and principal broker of C and H Properties on the Big Island and ranked No. 6.

Nathalie Mullinix, president of Nathalie Mullinix Realty Universal, who is ranked No. 2, says top agents are good about not talking badly about other agents. “When I hear agents bad-mouthing their peers, I know automatically that they’re not a top producer at all,” Mullinix says. “There’s no need for top producers to talk badly because their actions speak to their abilities.”

Bottom line: If you’re good, everyone will know it.

When transactions go smoothly, the client benefits and will remember it the next time they’re ready to buy or sell. “In this business, you have to work with a lot of people — brokers, lenders, contractors and landscapers,” says Tracy Allen, vice president of Coldwell Banker Pacific Properties and the No. 5 Hawaii Realtor. If people don’t perceive you as enjoyable to work with, especially in a market that has a lot of inventory, they’ll pick an agent with a better reputation. “And word travels fast in this town,” Allen says.

Smart Realtors consider every person they meet a potential client or referral and know they can’t afford to burn any bridges. Other experienced agents stay connected with the community and network with people from different backgrounds by sitting on boards and participating in community organizations.

“You have to be out there and understand that your networking is far-reaching — it doesn’t just serve your personal interests; it also benefits your client when you can tell them exactly who to call, say, if they’re looking to buy a place in New York or want to know a good contractor,” Choi says.

Power Brokers: Three of Hawaii’s
top Realtors (from left):
Patricia Choi, Tracy Allen and
Sachiyo Braden
Photo: Olivier Koning

2) Build Relationships

Many Realtors are known for having their own signature style when it comes to closing deals, but all good agents make servicing clients their top priority. Especially, in the high-end market, where investment buyers are likely to buy and sell multiple properties, it’s all about developing and nurturing relationships. Choi estimates that about 75 percent of her business comes from repeat clients and that half of her clients originally came as referrals. She easily secured the No. 1 spot on our list for the third consecutive year, with 2008 sales of $72,692,999 — almost $30 million more than the No. 2 producer.

“I’ve sold properties to clients four, five, six times,” Choi says. “Some clients buy properties all over the world and I go with them. Affluent people are always looking for good opportunities no matter what the market is like, that’s why it’s so important to maintain good relationships and deliver quality and service every single time.”

Choi’s philosophy has served her well. In 2006, she was recognized by the Wall Street Journal as the No. 3 luxury broker in the nation. “It takes time and a lot of hard work to develop relationships, but they provide you your revenue,” she says. “If there’s one thing you’ve got to do well, it is understanding your client’s needs. Whenever people spend this much money, there are going to be a lot of emotions and other factors involved. As their agent, it’s my responsibility to provide them with the best possible service and present them with the most attractive options for their lifestyle so they can make the best decision.”

Sachiyo Braden, president and principal broker of Sachi Hawaii Pacific Century Properties, Hawaii’s No. 4 Realtor, says she’s formed solid relationships with clients, most of whom are from Japan, because she is honest, direct and compassionate. “Since a lot of my clients are not from Hawaii, they put a lot of trust in me, so I always look out for their best interests and answer all of their questions openly, even if it means not making the sale.” She says a transaction is not a success unless all parties involved walk away happy.

3) Build your brand — it’s you!

You have to love what you do to be willing to work 10 to 12 hours a day, often seven days a week. “It’s seriously like being a doctor who is on call 24/7,” says Allen. She says one of the biggest misconceptions of the real estate business is that selling homes is fast, easy money. “This is incredibly tedious work. You’ve got to know your market inside and out; pay attention to details; be extremely organized; and know every aspect of the buying and selling process to be a top producer. If you’re not willing to do all that, plus work on the weekends and miss your kids’ games once in a while, choose another profession.”

Choi says for agents to build their brand, they have to be visionaries. “You have to look down the road and always be thinking,” she says. “Experience is always your greatest teacher. I’ve always got a five-year plan and am thinking about what I need to do to get there. I think a lot of Realtors don’t plan professionally, like you would a business. But you are a business. You have to look at it like you’re the CEO.”

It doesn’t end there, Allen says. “A lot of times we’ve got to be guidance counselors, psychologists, interior designers, and most importantly, friends. You’ve got to remember that everything you do and how you interact with people all connects back to building your brand — and that brand is you.”

Robert Hansen, a Realtor for Coldwell Banker Island Properties and No. 3 in the state, says perseverance is the name of the game. “You have to be organized and have good communication skills,” he says. “But above all, you’ve got to be consistent and persistent.”

4) Market knowledge

When Tracy Allen drives down a street in Hawaii Kai or Kailua, chances are she knows how much the most recent home on the block sold for and even whether it had a cesspool or sewer system. If she doesn’t, she’ll do her homework. Being the best means doing research and knowing your market. It’s about being prepared and foreseeing what problems could arise, and then providing solutions. For example, when Allen walks through a home for the very first time, her mind is already hard at work thinking of ways a large family could expand the kitchen or create a larger dining room to accommodate guests. She also knows what schools are in the area and where to get the best Chinese takeout.

“You’ve definitely got to have great market knowledge and be in tune with what’s going on in the neighborhoods that you focus in on and that your clients have homes listed in,” Allen says. “You have to be up on the latest sales and the new properties that have come up on the market, where they’re located, why that block sells for more than the block neighboring it, and whatever the certain attributes are for that specific location and that specific house.”

Taking educational courses to increase your knowledge, familiarizing yourself with the surrounding area prior to hosting an open house and being familiar with listings on the MLS are all part of the job.

“It’s all about thinking one step ahead,” Braden says. “You have to know about permitting, financing, termites, everything. The more knowledgeable you are of your market, the more successful you will be and the more useful you will be to your clients.”

5) Aggressively market to your market

Once Realtors carve a niche, how they market to their market is crucial. “If I had to give advice to a new agent, it would be to remember that you are your own business within yourself,” says Mullinix. “Don’t look for handouts. See what market you want to be in and then figure out how you’re going to produce.”

Braden says Realtors need to present their properties correctly, whether it’s through ads, open houses or online. “You need to find out where the fish are before you go fishing or you’ll end up wasting a lot of time and money.”

Allen, who is known for her immaculate, staged homes, takes at least one month to prepare listings before showing them or photographing them for advertisements.

“It starts with the ad,” she says. “If you don’t like that photo that you see in the MLS or on the Internet, nobody will be interested. I spend a lot of money on photography, but to me it’s worth it because the client is owed that right.”

Over the past decade, technology has transformed communication in the real estate industry and opened access to real estate information. Face-to-face interaction is still best, Choi says, but “80 percent of people are going to look at a property on the ’Net before they ever see it or call for an appointment. That’s why we market hard and we spend a lot of money on technology. We know that our Web site is our image — both in Hawaii and worldwide.”

Hansen estimates he spends about $50,000 each on print advertisements and Web site development and maintenance. This has allowed him to grow his client base all over the West Coast and in Canada. “We launched our Web site probably about 10 years ago and since then, I think it’s remained one of the best sites to come out of Hawaii,” he says.

By Melody Brown of Zephyr Real Estate

Former residence of prolific San Francisco artists, Frank Brown and William Campbell, is for sale.

San Francisco, CA – June 4, 2009 – More than a century after its humble beginnings, when cows grazed the hilltop separating NoeValley from Eureka Valley, this dignified Victorian home offers a colorful glimpse of neighborhood history unique to San Francisco.Now part of the Dolores Heights Special Use District, a designation established in 1980 to preserve the unique character defined by the historic architecture and dramatic topography of the area, 3733 21st Street occupies a doublewide city lot at the crest of the hilltop. Appreciated as much for its sunny microclimate as for its architectural diversity, Dolores Heights has emerged as a premiere neighborhood, positioned close to the heart of the city, yet easily missed by both tourists and natives.

 

Based on available records, the Victorian structure was apparently built around 1885. The home is noted in two local publications including Here and Now and Painted Ladies, San Francisco’s Resplendent Victorians. While its dignified symmetrical façade with center entry and brick stair captures the hearts of any passer by, the story of its inhabitants is even more compelling.

In 1955 the home was purchased for $9,500 by Frank Brown and William Campbell, both artists and lifelong companions who probably met first at the California College of Arts and Crafts in Oakland where Campbell was teaching after World War II. While it is known that Campbell had exhibited at the San Francisco Museum of Art in the 1930s and 40s, their engagement in the art community likely ended in the mid 50s, yet they continued to work. Only after Brown’s death in 2000, was it learned just how dedicated these men were to their art.

When the current owners took occupancy of the home in 2000, along with the house, they inherited a lifetime collection of artifacts and personal belongings. Among these belongings, stored in furniture, closets and the home’s full-length walk-around attic, were the life’s work of the two artists. After years of careful excavation and cataloging, a collection of 793 paintings was recovered.

The collection documents a diversity of styles that reflected the decades of the painters’ lives. Frank Brown’s work includes illustrations, traditional still lifes, landscapes and figuratives, as well as cubist, abstract, fantasy and surreal. William Campbell’s work encompasses early muted-palette still lifes, vibrant Mexican landscapes, traditional figuratives and nudes, and surreal/abstract forms and renderings. After years of research, documentation and editing, the current owner is publishing a catalog in honor of the extraordinary body of work left behind by these talented individuals.

The same level of respect has been given to the structure as to the paintings. In 2001 a new roof was installed to protect the building and its contents followed by numerous upgrades including the addition of a driveway at the east side. A new concrete perimeter foundation was completed in 2005 along with other seismic upgrades.

At the interior, the spacious central entry hallway still functions as a gallery. Off the central hallway, the double parlor, illuminated by a square bay window, features a well-preserved carved marble fireplace surround, original six-panel doors and softwood flooring. Tall Victorian-era ceilings and substantial turned woodwork, suit the scale of the living spaces. Two gracious bedrooms connected by a walkthrough closet, common in that era, remain intact at the opposite side of the entry hall. In the back, the kitchen and dining spaces are now enhanced by a newly-created opening to the adjoining sunroom, providing a lovely vista of the expansive and lush backyard. The top floor living space, previously a painting studio, now provides gracious guest quarters with wonderful southern vistas.

Having housed this emerging collection of work for more than half a century, the property will be offered for sale by Zephyr Real Estate in mid-June. Though the personal belongings will be edited to accommodate visitors, excerpts from the Campbell & Brown collection of paintings will remain on display as a tribute to the wonderful heritage that makes this residence an important part of the Dolores Heights community.

For further information the sale of this remarkable property, please contact the listing agents, Harry Clark at harry@getreal-sf.com or Danny Fernandez at danny@getreal-sf.com, or visit their website, www.GetReal-SF.com.

About Zephyr Real Estate

Founded in 1978, Zephyr Real Estate is San Francisco’s largest independent real estate firm with $1.1 billion in gross annual sales in 2008 and a current roster of more than 250 full-time agents. Zephyr has seven offices strategically located in San Francisco and serves a large customer base throughout the City. For information, visit www.zephyrsf.com.

By Jim Walberg of Carribean Islands Realty

Jim Walberg’s 2009 real estate predictions during the Caribbean Hurricane Season are ready for your review. It is the BEST time to buy real estate, because it is considered the “off-season” for people visiting the Caribbean.

The “slow season” in the Caribbean is connected to the start and finish of the official hurricane season - June 1^st to November 30^th. There are many people who live in the Caribbean only six months a year and move off-island June 1^st. In addition, the crewed charter yacht industry typically end their charter season near the end of June. There are a few yachts that charter all the way through August, but is it rare. AND, it is my favorite time of year to assist Buyers who want a piece of Paradise because there are always some great bargains.

I love the Caribbean all year-round, and I am fortunate to have never been on-island during a hurricane. This is not to say that a hurricane is to be taken casually. They are a devastating aspect of Mother Nature. Hurricane Hugo was a destructive Category 5hurricane that struck the Caribbean and the U.S. Atlantic coast in September of the 1989 Atlantic hurricane season, killing 109 people and leaving near 100,000 homeless. Hugo caused $16.3 billion US in damages within the U.S. and the Caribbean, making it the most damaging hurricane ever recorded at that particular time. The devastation of Hugo was surpassed by Hurricane Andrew three years later that caused over $30 billion, which was eventually surpassed by Hurricane Katrina in 2005 that caused over $85 billion US in damages. ( The rebuilding after Katrina will still take many years to complete.)

Hugo created a real mess in the Virgin Islands in 1989 with six deaths. The total damage from Hugo in the Virgin Islands was approximately $3 billion. When there is such a disaster as Hugo in the islands, it leaves a very big impression in the minds of people who own Caribbean real estate, and especially people who are thinking of buying real estate in the Caribbean. One of their thoughts is, “Oh my God, what if I had owned property there? What a mess I would be in.” There are no guarantees, but the Virgin Islands are NOT typically in the major hurricane paths - the last one was over 10 years ago! However, a hurricane will hit the Virgin Islands again - just like an earthquake will hit San Francisco again. 2009 is predicted to bring 14 named storms to the Atlantic Ocean, with seven of them becoming hurricanes, according to Colorado State University forecasters Philip Klotzback and William Gray. Their report forecasts a “below average” 2009 hurricane season in the Caribbean and U.S.

So, if you are OK about living in a region of the world that has the possibilities of a hurricane each year, then the time to buy is during hurricane season - June through October. The amount of real estate inventory that is on the market in the Caribbean during hurricane season is UP. The population will swell in late October in the islands. My conclusion each hurricane season is it is time to BUY! Inventory is up and the Buyer pool is much lower during this time. With fractional deeded ownership townhomes starting at $200,000 US and beach front villas priced as high as $4 million US, I promise you there are many properties to choose from during this annual “slow time” in the Caribbean real estate market. Again, I would rather deal with a hurricane than an earthquake. At least with a hurricane one has a lot of warning. There is no warning with an earthquake. Is it the strangest thing that I have homes in both locations? The reality is both the Caribbean and the San Francisco Bay Area are my favorite spots in all the world. Let me know about your experiences in the Caribbean during hurricane season. Your Caribbean lifestyle detective remains on duty. Until next time…fair winds ( And, I mean it.)

By Perry & Co.

You’ve gotten the call and it goes something like this: “We’re thinking about putting our house on the market to see what will happen. We’re not sure if we really want to sell right now because of the market, but we want to know what it could sell for.” As a real estate agent, this is a call you love to get – an opportunity to work with new or former clients and show them your expertise at pricing, reviewing their home versus the competition, showing them your marketing savvy and implementation and your follow-up – and that’s all before you really go to work: negotiating that sales contract. But if they are sitting on the fence: “We’ll sell if we can get our price,” they might not really be ready to sell. And, you could take a listing that may linger.

Every real estate agent I know has their own determining factors on whether or not they want to take a listing. One such factor you may not have thought of is a Feng Shui analysis with the homeowner. Feng Shui is the ancient Chinese practice of object placement in an environment to change the energy of the space and ultimately of the people using the space; in this case, a Feng Shui analysis’ purpose is to create positive energy which leads to a home sale.

The first step in this kind of analysis is for the Feng Shui practitioner to ask the sellers some questions about their goals for selling their home. Are they looking for a quick sale so they can move before the start of the school year? Will one person have to move first and settle somewhere else while other members of the family stay put until the house sells? Are they downsizing or upsizing due to family circumstances? All of the answers will help the Feng Shui practitioner make recommendations that will help the sellers to reach their specific goals.

A most important aspect of a Feng Shui analysis with a seller is to ascertain their connectedness to their space and their willingness to say good-bye to the house as a whole, and/or to each room specifically. This process – whether formal and vocal or informal and silent – is very personal and can be deeply moving for owners but it helps them to begin to see themselves in a new way: as sellers of the home instead of its owners. New owners will be invited and welcomed in as the space is cleared; the process begins with this good-bye. It can be a very powerful experience for all family members.

A Feng Shui practitioner can give agents and sellers some guidelines for detaching from a home, but there aren’t any right ways of saying good-bye. The process should feel natural and comfortable. Some ideas include:

• having each family member write a poem, sing a song or make a drawing about an experience of being in the home and sharing that with other family members
• lighting candles and saying a blessing
• inviting friends over for a farewell party, announcing your intention of leaving the space but maintaining your circle of friends.

Once the owners have said their good-byes, there are space-clearing measures and Feng Shui practices that will help potential buyers to feel welcomed into the space.

By MacArthur & Company Sotheby's International Realty

The seamless integration of architecture, landscape and interior design give this spectacular estate an open tropical feel that immediately invokes relaxation. The home rests on a gentle cliff top overlooking the ocean and is the definition of indoor/outdoor living. The home is designed for many to enjoy quiet and privacy. The grandly scaled media room, workout room with sauna, and office are all appointed with state of the art equipment and technology. Two outside covered sleeping areas beckon leisurely afternoons. A magical courtyard contrasts the dramatic oceanfront setting, and carved Indonesian temple entries frame door and garden entrances. The pool and spa look out over the Pacific and lush tropical planting, water features and koi.

Property details

On MacArthur & Company

By Jim Walberg of Caribbean Islands Realty

Jim Walberg is in the residential real estate trenches everyday. For the last few months a “sweet spot” has shown up as the hottest price point in the East Bay housing markets - $729,000 and below!

Remembering that all real estate is “local”, the experience we are having in our San Francisco Bay Area real estate markets is close to a “feeding frenzy” when it comes homes selling in the $725,000 price point and below. In fact, real estate is not just local, it is made up of dozens of “micro-markets” within miles of each other. Yesterday, KCBS 740 AM radio did a feature on this very topic and even asked me to comment about it as a Realtor who has been serving this region for over 30 years.

In the East Bay these “micro-markets” are almost 100% based on the price point of $725,000 and below. The words I would use today is, this slice of the residential real estate market is ON FIRE! These “micro-markets” are not just made up of REOs and Short Sales, they are mostly homes that are gorgeous, and in turnkey condition.

We listed a home for sale in the East Bay two weeks ago for around $675,000. It was the former model home in a beautiful community. It was staged perfectly and in move-in condition. Within two days we had six purchase offers presented to us, and it was in escrow within four days - closed in 25 days! Now that is HOT! Because of these results in our communities, you are seeing a trend that is creating a lack of inventory for Buyers to chose from. Months of inventor in some of these communities are as low as ONE MONTH! And when you look at the East Bay communities with price points over $1 million, they have 10 to 20 months of inventory of homes to sell. Do you see the dramatic difference in what price point can have on a community?

There are many factors that come into play that create this type of Buyer and Seller experience. So, this may not be what is happening in other regions of the country, but it is happening in the East Bay. Some of those key factors related to this price point are; mortgage rates are incredible; FHA, VA, Fanny Mae, and Freddy Mac loans allow for as little as 3.5% down for qualified Buyers; a GREAT community to live and work in; and GREAT schools. These are some of the key ingredients required for HOT MARKET conditions.

One of these key factors will not continue for much longer - attractive mortgage interest rates. They just had a dramatic increase the last few days. And…you can quote me on it, “Mortgage interest rates in the $725,000 and below price points will go UP by the end of year - maybe as high as 7%!” My reason for making this prediction is inflation, our country’s debt, bond prices, and foreign countries not buying the U.S. debt vehicles.

The message to Buyers??? If you are thinking of Buying a home in 2009 contact your real estate professional, and your mortgage loan officer TODAY, lock your loan, and see if you can get into the residential real estate market at one of the best times in our economic history. Please contact me today if you have questions or need any assistance in finding your next home. Until next time…your Bay Area lifestyle detective remains on duty!

By Jawad Tackoen of Tackoen Real Estate

Club Med to inaugurate 40 private villas at La Plantation d’Albion, Mauritius in spring 2010
11 May 2009

Club Med is offering the opportunity to own an idyllic Indian Ocean escape to those who 'value privacy and seclusion, but enjoy the activities and sporting diversions that are on offer at Club Med resorts'.

40 freehold villas are available for purchase at this new development adjacent to Club Med La Plantation d’Albion, one of Club Med’s most luxurious resorts which opened in Mauritius in Autumn 2007. The villas which vary in size from two to four bedrooms are on target for completion in spring 2010. In addition to the full ownership of their Villa, buyers will benefit from associated tax incentives and residency entitlement. Owners will also have the opportunity to place their villa in a lease management scheme, to generate additional revenue. Situated on a 12-hectare beachfront stretch of land, and adjacent to the resort, the villas at Club Med La Plantation d’Albion are located on the stunning West coast of the island of Mauritius.

Ranging from 180 to 300m², each villa is surrounded by lush vegetation on the coastline. 17 of the villas offer breathtaking ocean views, whilst the 23 garden villas benefit from perspectives of the lush scenery and mountains. Construction is well under way and the first residents will be able to move into their new villas from April 2010.

The villas are being overseen by notable Mauritian architect Jean-Michel d’Unienville and are designed by Marc Hertrich and Nicolas Adnet who also designed the resort at Club Med La Plantation d’Albion as well as other worldwide hotels and resorts.

Beautifully furnished and decorated using local products such as culm, rough wood and lava stone, the villas will perfectly blend in with the area’s lush, natural vegetation. Villas come fully furnished and are finished to a high specification and purchasers can choose from three interior design styles – African, Asian and Indian, each with its own unique design palette. Each villa boasts a pool, with some being infinity pools which overlook the Indian Ocean. In addition, each will have its own garden as well as a beautiful ‘varangue’ an outdoor living room, of 40 to 60 m² which is just perfect for basking in the Indian sun.

Owners who choose to benefit from the rental management programme will be able to make use of their property six weeks per year, and will generate income via the resort. As part of the ‘Privilege of Freedom’ offered by Club Med, owners will be able to exchange from one to six weeks of their time at other selected Club Med resorts including some from the luxury collection portfolio.

Owners and guests will benefit from a personalised concierge service as well as full access to the resort facilities which include two pools, tennis, watersports and Club Med Gym. A highlight of La Plantation d’Albion Resort is the signature Spa 5 Mondes where guests can indulge in relaxing treatments, whilst enjoying 180-degree ocean views.

Visitors to the resort at Club Med La Plantation d’Albion have the choice of two fine restaurants each offering ocean perspectives. Club Med’s cuisine is of an acclaimed status and the menus offer a fusion of local flavours with international influences. In addition to the Club Med activities such as scuba diving, snorkelling, sailing, tennis and golf, villa owners can undertake an island hopping excursion to local cays such as Deer Island and take picnics in the resort’s catamaran.

Each villa owner will each have access to a dedicated butler who will understand each owner’s lifestyle so each villa can be prepared with great personal detail, stocked with favourite food and wine, music, magazines and books. Concierge services will make spa or dinner reservations. Private dining in the villa can be arranged, from a large party to an intimate dinner for two, with chefs using the finest locally sourced and international ingredients.

Henri Giscard d'Estaing, President & CEO Club Med commented: "Club Med is proud to announce its new and upscale real estate offering – Club Med Villas, which is set alongside one of the best Club Med resorts in the world. We’ve had this dream for many years and we are delighted that we can now offer guests the finest experience, whilst keeping intact the Club Med spirit. Will you be one of the first privileged owners? I very sincerely hope so. Welcome to your home, welcome to the Club".

Club Med Villas Mauritius will meet the demands of the island’s growing market of British travellers who seek a long-haul destination for more than just their annual holiday. This is consistent with the Mauritian government’s strategy to attract and retain high net-worth individuals to Mauritius through its advantageous tax regime.

Mauritius is the most iconic of tropical island countries and enjoys an ideal year-round climate between 24-30 degrees. With only a three hour time difference from the UK and regular flights from the UK direct to Mauritius with Air Mauritius, British Airways and Virgin Atlantic as well as connections via Paris, with Air France the destination is ideal for those seeking a luxury island hideaway. Visitors and residents alike enjoy a high standard of living as well as rich cultural diversity. Mauritius is experiencing tourism boom, although this is well controlled by the government with all new developments having to be either four or five star.

The local residents are very welcoming and there are excellent services and infrastructure which combine to create a high standard of living. There is a wide range of cuisine and activities on offer, in addition to famous beaches and clear blue waters, residents enjoy championship level golf courses, world class windsurfing, kite surfing, destination diving and water- skiing, mountain biking, hiking, riding and nature excursions, horse racing, deep sea fishing, sailing and tennis.

Prices start from 993,000 to 1,968 million euros.

www.tackoen-realestate.com

info@tackoen-realestate.com

T: +32 58 62 35 75

F: +32 58 62 35 85