I had the pleasure of hosting my sister and her husband over Memorial Day weekend. Though they live in NJ, they’ve visited the Bay Area many times. So when the inevitable ”let’s go somewhere different” request was made, I was at a loss. Since it was nice enough to actually spend time outside and being unable to think of anything “different”, I suggested a day at the SF Zoo. Now, I have not personally been to the zoo in over a decade. My recollection was that it was a depressing place where animals were cramped in barren concrete enclosures. Well, was I ever pleasantly surprised. Many significant improvements have been made to the facilities in the intervening years. In fact, my partner (who hadn’t been to the zoo in a decade either) said that he’d been to the SF Zoo, but not to *this* SF Zoo. If you haven’t journeyed anywhere near the Doggie Diner sign for a while, I highly recommend you take a another look at our *new & improved* zoo. I think you’ll be pleasantly surprised too.
Someone told me it’s all happening at the Zoo
29 05 2008Comments : No Comments »
Tags: Doggie Diner, giraffe, SF Zoo
Categories : Community Events, General, Odds & Ends
Proposition B on June Ballot
27 05 2008There’s an active discussion regarding Proposition B on the Laguna Honda Neighborhood Association board. Below is our district’s Supervisor Sean Elsbernd’s take on the matter (it’s a bit lengthy, but worth the read):
First off, some basic factual clarification. The City and County, just like
every other public agency in the country, is now required to disclose on its
annual accounting statement, its estimated unfunded liability associated with
retiree health care costs. The City hired Mercer Consulting, a well respected
actuary, to perform our analysis. The result - $4 billion is owed by the City
over the next 30 years. In other words, if City government were to shut down
entirely today, we would still owe $4 billion over the next 30 years. I think
we all know that this is not going to happen anytime soon.
One of the major contributing factors to this unfunded liability is our current
vesting schedule. Right now, a city employee need only work 5 years over the
course of their lives for the City, and then, once they turn 50 years old,
regardless of what they are doing in life or for whom they are working, that
employee receives a full City paid subsidy of their health care costs as long
as they live and one dependent receives a 50% subsidy as long as they live.
The 5 years do not need to be consecutive.
Spelling that out in a real world example, let’s use me. I am 32 years old and
have worked for the City for seven years. Let’s say I left emeployment today,
and went to work for some private entity. Once I turn 50, regardless of
whether or not my new employer provides me with a health care plan, the City
will pay a 100% subsidy of my health plan, and 50% for my wife.
Moreover, in a more ridiculous example, if a City employee formerly worked for
the State of California for 4 years and 11 months, and then came and worked for
the City for a month, that employee would then have his/her vested 5 years.
Proposition B changes this. Should the voters approve Proposition B, all
employees hired after January 10, 2009, will not receive a 100% health care
subsidy unless they work for a full 20 years for the City. Employees who work
15 years will receive a 75% subsidy; employees who work 10 years will receive a
50% subsidy; and, employees who only work 5 years will have access to the
City’s Employee Health Plan, but will receive no subsidy.
Additionally, all new employees will be barred from claiming reciprocity (i.e.
you can no longer work for the State for 4 years and eleven months and then
work for the City for a month) and all new employees must become members of our
Health Service System within 180 days of leaving City employment. In other
words, someone who leaves city employment cannot come back 18 years later, as I
could if I left today.
Finally, all new employees will be required to contribute 2% of their paychecks
as long as they work for the City, to be matched by a 1% contribution from the
City, into a new pension like fund that will be managed and invested and used
to relieve the City’s general fund from the annual obligation.
To put these numbers into perspective, 7 years ago, the City spent $17 million
out of the General Fund to pay for that year’s cost of retiree health care. In
this fiscal year that is about to end, we are up to $135 million. These are
dollars that come straight out of the General Fund, the same fund that pays for
street repair, park maintenance, police, etc.
One of the points that you raise is that this does nothing to reign in on
current employees. True enough. However, by law established and repeatedly
set in place by the courts, once a benefit has been promised to a public
employee, it becomes a “vested right,” and can only be taken away if the
employee agrees to give it up. Thus, there was no way to make these changes
apply to current or retired employees because not one would ever agree to
giving these benefits up. Even if we put together a citizen’s initiative that
changed these benefits, it would be illegal to do so.
Another point of concern seems to be that this does not solve the problem.
Agreed. That being said, this is an absolutely necessary first step. In real
numbers, by passing Proposition B, we ensure that the $4 billion number
mentioned above does not grow in size. We still need to figure out how to
bring that number down and pay that bill, but, at a minimum, we prevent the $4
billion from growing any larger.
Additionally, by creating the new health care pension like funded, that
receives a 2% contribution from every new city employees paycheck, we will be
saving the City’s General Fund billions of dollars over the course of
generations.
In addition to the health care reform, Proposition B also increases pensions
for current and future employees, who are not police or firefighters. You have
not mentioned this point, but it is fundamental to the ballot measure.
Initially this part of the Charter Amendment will cost the City money.
However, the third part of the Charter Amendment mandates an extension of all
non-safety employee contracts for a year, which will amount to a two year wage
freeze. The resulting savings from these wage freezes, allows the City, as an
employer to break even by year 2 of the agreement, and then simply save money,
by year 3 and beyond.
Proposition B is not the answer to all of our pension and retiree health care
problems. However, it is absolutely critical to bringing some semblance of
sanity to our benefits. No other public agency requires its employees to
contribute to a fund for future retiree health care costs as will now be
required by Proposition B. Cities, counties, and states from across the
country have contacted my office asking about this provision.
Far from an obstacle to the reform we need, this is the first step in the
reform we need. Vote Yes on Proposition B!
If anyone else has any questions, feel free to contact me at this address.
All the best,
Sean
sean_elsbernd@yahoo.com
Comments : 2 Comments »
Tags: Ballot, Proposition B, Sean Elsbernd
Categories : General, Government - San Francisco
Grand Opening!
22 05 2008While I continue with my usual real estate business, I’m also proud and excited to announce my affilitation with San Francisco’s new HighPoint complex. This newly constructed and upscale condo development has much to offer. With beautiful finishes (granite counters, hardwood floors, huge closets, etc.) and amenities (a large common area with full kitchen, workout room, etc.), and easy access to parks/recreation, my favorite aspect is that each home boasts pleasing views and its own outdoor space (either a balcony or a patio). It even lays claim to California’s only “Inclined Elevator” (aka: a fenicular) direct from Europe!
If you have questions about this complex or would like to schedule a private tour of the facilities, please contact me.
I hope to see you there at the Grand Opening on Saturday, May 31st 12noon-5pm.
Read more:
Comments : 1 Comment »
Tags: HighPoint, New Construction, New Development, San Farncisco Condo
Categories : Community Events, Real Estate - San Francisco
Protect yourself!
21 05 2008I’m often asked by homeowners coming through my open houses, “How can I protect myself and my home’s equity”. Below are a few suggestions to do just that:
1. Lock in your mortgage interest rate - With rates at near-historic lows, now is the time to get a 30-year or 15-year fixed rate mortgage.
2. Pay a little extra on your mortgage each month - apply that added amount to your loan principal, and your equity grows accordingly (it also reduces your total payout over the life of the loan).
3. If you have an interest-only mortgage, start paying off some principle!
4. Use your home equity wisely - Use equity to build your assets, and not as a ”credit card” to ”borrow” against. Conservatively, your equity should be only used to buy additional real estate, improve your current home, or buy more assets. Be hesitant to use it to pay off credit cards, take a vacation, buy a car (I admit to being guilty of this!), or for regular day-to-day expenses.
5. And a final rule: Build an Emergency Savings Account - Aim to have six months worth of housing and other expenses in the bank. Nobody knows when they’ll be “dealt a curve ball”, but we all know people who have been! As the boy scouts say: “Be Prepared!”.
Comments : No Comments »
Tags: equity, fixed rate; loan, Mortgage, principle
Categories : Financing / Mortgages, General, Real Estate - General, Real Estate - San Francisco
Where Are Home Prices Holding Up?
21 05 2008Downtown! Much has been made of the way the nation’s real-estate bust is affecting some American cities far more than others. But even within a single metro area, changes in housing prices can show wild variations. And in big cities, prices in the central cores often fare the best…
Consider the San Francisco Bay area. Overall, prices there slid 17% in the 12 months through February, the most-recent data available, and were down 8% over the first two months of 2008 alone, making it one of the worst-performing metro areas in the country, according to the S&P/Case Shiller Home Price Indices. Yet prices within the city of San Francisco are up 0.3% over the first quarter of 2008, according to DataQuick Information Systems, a San Diego-based real-estate-data firm.
Read more:
http://finance.yahoo.com/real-estate/article/105126/Where-Home-Prices-Are-Holding-Up
![[photos]](http://s.wsj.net/public/resources/images/PJ-AM406_pjBIGC_20080519204836.jpg)
Comments : No Comments »
Tags: Boston, Chicago, city; downtown; DataQuick, Los Angeles, New York, San Francisco
Categories : General, Real Estate - General, Real Estate - San Francisco
Tips For Entering The Job Market After Retirement
19 05 2008Maybe you’ve been laid off. Or you test-drove retirement and found it to be lacking. Or you need to find work because of economic necessity. No matter the reason, job-seekers aged 55-plus are faced with both opportunities and challenges.
Read more:
https://www.seniorsrealestate.com/sarec/servlet/articleDownload?id=194&f=1
Comments : No Comments »
Tags: Job Market, Post Retirement, Seniors, SRES
Categories : General, Senior Matters
FHA Loans are back and better than ever
16 05 2008Federal Housing Administration (FHA) loans have once again become an extremely popular choice recently for Americans looking to buy a new home, or refinance an existing home. In fact, according to the FHA, the total volume of FHA loans has reportedly tripled in the last year alone – but why?
In recent years, the FHA has made some important policy changes in order to be more competitive. These changes, along with the effects of the subprime collapse and the subsequent credit crunch on the mortgage and financial markets, have combined to make FHA a valuable option for many Americans, especially first-time home buyers, borrowers with less-than-perfect credit, and borrowers with adjustable rate mortgages.
In this article, we’ll discuss four specific changes that have turned the tide for FHA loans, and why you might want to take a closer look at this valuable option when you’re buying or refinancing a home.
But first, let’s examine why FHA loans fell out of favor in the first place.
Since 1934, the FHA has helped some 34 million Americans become homeowners. In 1965, the FHA became part of the Department of Housing and Urban Development (HUD) and would go on to become the largest insurer of mortgages in the world.
By 2001, the FHA simply could not compete as a proliferation of exotic and subprime mortgage products and easy access to credit helped homeownership levels in America jump to record levels as the housing boom was in full swing. It wasn’t until late 2006 that the FHA began reviewing and changing its policies in any meaningful way – just in time for the subprime market collapse and the turn in the real estate market.
Earlier this year, Congress passed the Stimulus Act of 2008, which did more than just provide rebate checks. It also temporarily increased FHA loan limits in many regions of the U.S. And with that, FHA loans were back in business.
But what about those other policies that made FHA loans less attractive in the past? Well, the FHA drastically changed its appraisal and fee negotiating policies, making it much more competitive, and much better for both buyers and sellers. The FHA also made other changes that allowed 1) sellers to finance all of the buyer’s costs to close, 2) homeowners to take cash out up to 95% of the home’s value, and 3) homeowners to consolidate a 1st and 2nd loan up to 97% of the home’s value.
Because of these and other features, FHA loans in many cases are actually a little bit cheaper for the borrower. Also, because FHA loans are federally insured, they tend to trade at a higher premium in the secondary market, and consequently, lenders can often charge a lower rate.
Most importantly, FHA loans are not FICO-score driven. Borrowers can have a lower score than other products and still qualify for a good rate. FHA loans also require as little as 3% down and, at the time that this article is being written, FHA loans allow down payment assistance programs, which allow the seller to cover the buyer’s down payment and closing costs. This means borrowers, especially first-time buyers, or move-up buyers with limited funds, have a real opportunity to get into a home with little or no cash at closing. For sellers, this means you can offer concessions that make marketing your home much more attractive without having to lower the price of your home again.
Comments : No Comments »
Tags: FHA, Lending, Mortgage
Categories : Financing / Mortgages, Real Estate - General
5 Rules for Today’s Home Buyers
16 05 2008There’s no guarantee that prices have hit bottom yet - but that doesn’t mean that you can’t get a great deal now.
Read more:
http://money.cnn.com/2008/05/01/real_estate/new_rules.moneymag/index.htm?postversion=2008051205
Comments : No Comments »
Tags: Financing, Home Buyer, Mortgage, School Districts
Categories : Real Estate - General, Real Estate - San Francisco
Transbay plan would sprout new S.F. skyline
15 05 2008A cluster of skyscrapers rivaling the Transamerica Pyramid would rise around the West Coast’s tallest tower under an ambitious proposal that would shift the heart of San Francisco’s downtown south of Market Street.
The city’s zoning plan, unveiled April 30th at a packed public meeting, would allow as many as seven new skyscrapers to surpass the current 550-foot height limits in an area surrounding the planned Transbay tower - a high-rise of roughly 1,000 feet adjacent to a new Transbay Terminal at First and Mission streets.
Read more:
http://www.sfgate.com/cgi-bin/article.cgi?f=/c/a/2008/04/30/MNO010BB08.DTL
Comments : No Comments »
Tags: high-rise development, SF skyline, skyscrapers, Transbay Terminal
Categories : General, Government - San Francisco, Real Estate - San Francisco
PoaPalooza ‘08 – Beginning Bunchgrass Identification Workshop
12 05 2008SF Natural Areas is holding a workshop this coming Sunday morning on Mt Davidson:
Date and Time: Sun, 18 May 2008, 10:00 – 12:00
Leaders: Tom Annese and Stan Kaufman
One the tricks of identifying native bunchgrasses is first learning where to look for them. In our third annual beginning bunchgrass workshop, we’ll begin by showing you how to distinguish a remnant native grassland from a European annual grassland.
They’ll show you all of Mt. Davidson’s 13 native grasses, but focus on the most common and/or easily identifiable grasses….As space is limited, please RSVP.
Signup and more info on their web site:
http://sfnaturalareas.org/events/32
Comments : 1 Comment »
Tags: Mt Davidson, Native Plants
Categories : Community Events, Gardening & Landscaping