Is there a drought in California?

Posted on May 10, 2013 by Joanie Williams

In California it’s always been about the WATER.  Is there a drought in California?

I had a beautiful trail ride a couple of weeks ago along the shore (well, it used to be the shore) of Lake San Antonio.  Beautiful grasses were growing and cattle grazing where the lake USED to be!  Nice for trail riding but I’m afraid that this pretty Spring picture is not a IMG_2140sign of good news for the farmers.

No one is really SAYING that California is having a drought, but here locally, where farmers like the Cagliero’s depend on rainfall to grow the native grasses to feed the cattle or grow the hay, there’s a drought.Cagliero Farm  When it doesn’t rain enough, more money is spent on electricity to run the well pumps, and more labor is needed to move the irrigation pipe more frequently.  It’s just math.  The farmers know we’re in a drought.

And at the ranches I visited last week on the Chamber of Commerce Ag Tour, where there are large herds of cattle, are all making plans to eliminate a portion of their herds in order to financially survive these dry years.  Add to that the declining water tables in Paso Robles and the lack of Delta water available for the farmers in the Salinas Valley, and we’re all thinking about doing the raindance!

John Steinbeck, who was raised in the Salinas Valley, once said that in the dry years everyone forgets about the wet years, and in the wet years, people forget that we ever had dry years.  We’ll there’s something to that!  Eight years ago I remember we had 26″ of rain at our house.  This past year we may have gotten 10″.   But if Steinbeck is right, there’s are flood years ahead as well!

One more example.  I just returned from a trail ride in Ranch Oso, east of Lake Cachuma.  (You probably think that all I ever do is ride, but if you work with me, you’ll know I spend most of my time with clients, selling real estate – I usually just dream alot about riding).  I’ve been to the area many times.  Ralph at Rancho OsoWe rode into the Santa Ynez river bed the first day where we are normally plunging our horses into chest deep water.  This time there was NO water.  The riverbed in that spot was dry sand and rocks.

There’s a drought in California.  Hold on to your water bottles and go fix the irrigation lines on your property.  We all need to conserve!

Joanie Williams

“Always Expect the Best”

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The Latest and Greatest Ag Tour of 2013

Posted on May 6, 2013 by Joanie Williams

Last week I was finally able to attend the Ag Tour of 2013 which is hosted by the Paso Robles Chamber of Commerce.  The tickets have always sold out before I could purchase one, so this year I was determined to buy a ticket on the first day!   There were about 300 attendees.

Have YOU ever been on an Ag Tour?  Well, neither had I.  So I’d love to share a bit about what I learned there.  First of all, the tour focused on the ranches and farms of the Northern parts of Paso Robles, and into San Miguel and Parkfield.  We visited the San Miguel Mission on the way out and were treated to speaches by the local clergy and a decendant of the Salinian Indians who were the original inhabitants of the area.Mission Tour friends

Oh yes, it’s always good to have a great group of friends with you.  Thank you Mariann, Kathy, Missy and Christine!  But everyone on the tour was so friendly.  I even met some great gals while waiting in line at the restroom!  After The Mission we visited the Cagliero farm where we learned a whole lot about how difficult farming is when we are in the middle of a drought.  In fact, I think without meaning to do so, the tour truly was an education in how very far behind we are in rainfall and how it affects the farmers and everything around us.  We are in a real drought here!

The costs just to purchase farm tractors is hugemongous!  It is a way of life that looksCagliero Farm equipment idyllic but is very risky business.  However, the land up along Indian Valley north of San Miguel where the ranch is located  is beautiful.  There are Tule Elk, deer, turkey, and even occasional wild pigs.  There are many families in this part of the county who have been here for generations.  Harry Ovitt, one of our local politicians, was our tour guide.  He grew up in San Miguel, knows all the locals, and had many colorful stories to share about the past.

We visited Parkfield, earthquake capital of the country, maybe the world.  Situated ON the San Andres fault this little town is accustomed to lots of shakin and rollin.  The one restaurant in town is renowned for it’s hamburgers and general fare.  This also is a beautiful area with lots of local, small town friendly feel.  Even the dog loves it here.

Parkfield Local

After a speech by a local geologist about how Parkfield sits on the division of the Pacific and Northern plates (not talking about dinnerware) we headed south to the Jack Ranch, owned by the Hearst Corp.  It’s about 75,000 acres of land and there too, we learned that the they are currently cutting back on the number of cattle they raise on the land because of the drought.  The manager who spoke was glad to answer any questions the audience had and it was very informative.

Two more stops took us to the ranch of our local, famous auctioneer, Rick Machado, and to Pear Valley Winery on Union Road.  Rick travels frequently around the Western US and auctions cattle and horses.  Interesting business but as he explained, it’s not just about knowing how to be an auctioneer.  You need to know the product Pear Valley Wineryyou are selling or you can’t do the right job for your sellers or buyers.  Reminds me of real estate.   Pear Valley Vineyard was interesting as well.  They grow their own grapes and make wine right on the premises with their own grapes.  We had a tasting of two wines and they were excellent.

Kind of an exhausting day, but this Ag Tour was so interesting.  I’m planning to go next year as well.  The ranchers and farmers and managers were so open and informative with their knowledge.  What a great way to learn!  And what a fascinating way to spend a day away from the office!  Joanie Williams“Always Expect the Best”

 

 

 

 

 

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The Benefits of Volunteering are Many

Posted on May 2, 2013 by Joanie Williams

Horsemans ReunionI had a crazy busy week working at the Horsemans Reunion in Paso Robles and I want you to know about the benefits of volunteering.

First of all it is so awesome to help a cause that is important or interesting to you.  It’s volunteers that often make the difference between an event actually happening in your town and an event that never really happens at all.   And when it is a passion of yours, the benefits are exponential.

The benefits of volunteering besides working at a passion and bringing it to life, includes meeting other awesome people who enjoy what you enjoy.  I helped a number of times at the entry booth and as it turned out, met a number of very fine ladies who were also a hoot.  Full of stories, full of life and laughter, it was such a blessed part of my day to see them and get to know them.  I wish I had a picture of them to share…..darn.   Should have taken that.  But Barbara, and Lee and Susan, you were all awesome fun!

And besides the above, there is the hope that included in the benefits of volunteering is that I become a more interesting person in some small way.  I can share with others a little bit of the joy and fun that I learned while getting to know these gals.  I attended an event numous times and I now know a lot more about the event  and how it can help others.  And I can certainly gain satisfaction from simply helping my local community.

There are a myriad of clubs and organizations that can benefit from just a few hours of your time.  But I truly believe that the ultimate benefit is thrown ‘right back at ya’.  You get out and meet people, often get some great exercise, know that your time is not being wasted and increase the value of the community where you reside.  So many reasons to volunteer!

2013ProgramCoverThe Horsemans Reunion is now in the past for another year, but here is a  group that maintains our trails around San Luis Obispo County and they have lots of plans for helping improve the trails this year.  A perfect place to get involved if you’re just not sure.

I have more ideas if you need them!  Call me anytime!  And “Always Expect the Best”!

Joanie Williams

 

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Latest and Greatest Real Estate Update

Posted on April 28, 2013 by Joanie Williams

2013 North County First Quarter Real Estate Update

The North County real estate market has both clarity and liquidity and this real estate update is provided to help you understand what is happening in our market today.   Property values are well defined and home sales are brisk.  We still have short sales and foreclosures but the drag on pricing seems to be nearing an end.  Appraisal and lending difficulties still exist but these vendors are becoming more realistic.  This is a review of where we stand today. Flower Bed Downtown

The number of single family home sales in the first quarter of 2013 was the same as the number of sales in the first quarter of 2012.  We had 209 residential homes sell in the first quarter with an average sale price of $305,000 as compared to an average price of $245,000 in 2012.  Year to year that’s a 24% increase in pricing.

Perhaps the biggest reason for the price jump is the lack of inventory.  Today there are 172 homes for sale in North County versus the supply one year ago of 298 homes.  That’s a 42% drop in homes available for sale.  Do not look for new home construction to fill this void any time soon.  More ‘real’ sellers will list their homes for sale as time goes on, and it will be a seller’s market in residential single family homes for this season.  More homes would sell if they were available.  Liquidity is nice for an asset that is somewhat illiquid.

Million Dollar PropertyMillion dollar properties have a different story all together.  In 2012 there were 58 million dollar properties for sale and today there are 76 million dollar properties for sale.  That’s a 31% increase in supply of million dollar properties.  Sales for the first quarter were again identical to 2012 at 3 units.  The average sales price was identical.  Our office does the majority of these sales and we are seeing many more prospective buyers today.  This supply situation will keep a lid on any upward price mobility.  However, more supply means more choices for buyers.  In such a discretionary market price and quality dominate the discussion.  Prices are defined and stable in this market for today.

The real estate update on our commercial market reflects the tepid economic conditions in our state.  Vacant spaces are everywhere.  Tenants come and tenants go.  Rents are soft unless the location is A plus.  Until this older space absorbs there will be weakness in this market.

Vineyard ground is in demand.  The buyers are very selective and there are few properties that fit their profile on the market today.  Website photos 017Grape prices are strong and Cabernet is very strong.  Big well established Paso Robles wineries are doing good business.  There are some significant high dollar investments taking place in the wine industry in North County.  This wine industry drives our tourism business which is also strong today.

Traditionally real estate markets are driven by economic growth and job growth.  We have no economic growth and the biggest boost in job growth happens when people stop looking for jobs.  Health care costs are exploding and taxes are rising.  The only thing cheap is money and that is artificial.  This is not the same recovery in the economy that our parents saw.  So why real estate?

We are at the point where people just want to protect their assets.  Real estate is favorably priced so investors and buyers who have been on the sideline are stepping up to make their move.  Many foreign investors are buying million dollar properties in Los Angeles and the Bay Area.  And those sales continue to drive our market.

DSC01147North County is well positioned because that wealth eventually moves into our area.  This is an amazing place to live for both it’s quality of life and it’s beauty.  Buyers here are constantly reminded by those they leave behind how very fortunate they are!   I hope this real estate update has been helpful to you.

For more specific help with real estate in our local market, call, email or text me!

Joanie Williams

“Always Expect the Best”

For local real estate help, call me at 805-674-1968

 

 

 

 

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The Best Ride Ever

Posted on April 13, 2013 by Joanie Williams

The best ride ever is the one I took today.  There’s always a great day to ride my horse in Central California but this is one of my favorite rides, and when I’m with friends it’s always the best ride ever.

Templeton LocationIf you know downtown Templeton, then you know Hoovers Beef Palace.  It’s an old restaurant located next to the stockyards where cattle have been coming in and out for decades.  So what better place to have fresh beef than right where they are sold?  But Hoovers is really known for it’s breakfasts.

Big cowboy sized plates of food with hot biscuits and gravy dripping off the side, huge omelets or pancakes that take up the whole plate… But I digress because this blog is really about the ride.  Where in America today can you ride to breakfast, park your horse, have a great meal and ride home?  That to me is the best ride ever.  I feel like I’ve gone back in time.  Back to small towns, blue skies, friendly people, and slower days filled with good people and great conversation.   I guess I HAVE gone back in time because I had a best ride ever TODAY!Beef Palace Ride2sm

I love living here.  This area of San Luis Obispo County is all of those things.

You get to know the nicest people!  Here are a couple of them.  I told them they’d be on my blog today and they didn’t mind a bit.  That’s Ralph on the left and Jan on the right with Smooch and I right in the middle.

I also rode this week with Holly to San Antonio Lake and that was the best ride ever before the one today.  You get the point.  Today is the time to seize all that you can from the day.  We don’t know when we’ll have another.  And before time passes by too much longer, you might just try and figure out how to move to that small town, and go back in time like I did!

Oh, by the way, the ride home is just as good!  Joanie WilliamsBeef Palace Ride3sm

“Always Expect the Best”

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What makes a Great Neighborhood?

Posted on April 12, 2013 by Joanie Williams

Flower Bed DowntownWhen a client comes to town and wants to look at property, the first thing I ask is, do you know the neighborhoods?  Everyone wants to buy in a great neighborhood it means something different to each person.  So in order to help them, I will generally buy out what price range home they are seeking and I send them on a self-guided tour of all the neighborhoods where they can buy a home in their price range.  You see, I can’t answer the question for them as to “where in town is a great neighborhood?”

However, some things to consider if you are beginning to search for a new home might be the following:

– proximity to grocery stores or schools or even a local dog park

– commute time to work, the gym, or your place of worship

– “walkability” value i.e. can you walk to activities, or are there walking paths nearby or do people frequently walk in that neighborhood?2 story house

-traffic patterns i.e. are there school buses driving down certain streets twice a day?

– area noise like trains, train whistles, fire engines, ambulances or constant freeway traffic

– micro-climates i.e. is it the “hot” part of town where the wind never blows or the wind blows all the time?

The other issue to consider is that there may be more than one city or town that you are considering and they each have their “flavor”.  In this area, one town is more focused on the wine industry while a neighboring town has a lake, park and zoo as a focus.   Or yet another town simply likes to continue it’s downtown ‘feel’ of an old western store front town with small schools and a community park.P9120046

There are so many factors to consider when choosing that great neighborhood.  I recommend using a local Realtor and visiting an area several times before getting too specific on which home to buy.

And as always, call me if you need help!  I’m always available!

Joanie Williams

“Always Expect the Best”

www.joaniewilliams.com

joaniewilliams@remax.net

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Paso’s Downtown Art Studio

Posted on April 4, 2013 by Joanie Williams

Paso Robles has the most amazing downtown art studio, but not too long ago it was something very different.

The history of this town is so interesting, but rather than take you back to the beginning of time, suffice it to say that some 25 years ago the downtown was dead.  There were a few small businesses, a drug store with an old fashioned soda fountain, and an auto parts store which was at one time a Studebaker dealership.  In order to buy something interesting to do on the weekend, we’d drive to San Luis Obisopo

But one of our local artists, Anne Laddon, realized that there was a much better use for that old auto parts store building.  Now, after a number of years of hard work and lots of community help, we have an amazing downtown art studio.Studios on the Park

There is a real variety of art happening there daily, since the artists have booths and actually paint and create on site.  They have regular classes for the public, invite the local school groups to come and learn, and have a yearly fundraiser to help supplement the costs of running this beautiful facility and supporting local projects.

Anytime is a good time to visit.  Visit the website for Studios on the Park and you will see a regular schedule of events.

art window

And one of the best things about this creative downtown art studio is that the old auto parts store was transformed into a beautiful building that reflects and amplifies all of the changes happening in this lovely downtown.  I write about Paso Robles often because it truly is a beautiful and interesting place to visit and a wonderful place to live.

Some see us!  And let me help you if you are ever in the market for real estate here!

Joanie Williams

 

“Always Expect the Best”

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Bouncing Back from the Great Recession

Posted on April 3, 2013 by Joanie Williams

man and trampolineIt may seem to some people that we are not yet bouncing back from the Great Recession, but I can’t seem to ignore the signs around this town that I pass by every day.  Signs that we truly ARE bouncing back!

Take for instance the new public bathroom that is being constructed in our downtown park.  I know.  Not the most exciting subject for some, but if you had seen what the old one looked like inside, you’d be excited for every person in this town who attends a park event (and there are lots of them) and doesn’t want to drive to Target to use their restroom.

Bathroom

This is going to be a beautiful new bathroom.  And it shows that the City Council of Paso Robles is just starting to loosen up the purse strings.

Allow me to list a number of other projects happening around Paso Robles right now:

The old A & R Furniture store at the corner of Pine and 12th is going through a true metamorphosis. Previously one large furniture store, it’s being completely remodeled into a number of store fronts for retail and restaurant use.

A new  on-ramp/off-ramp is nearing completion at 17th and Riverside Streets.

A new paved walkway across the 101 at 13th Street with new curbs and paving will be finished very soon.

The old Farmers Alliance Building has been purchased by Derby Winery and will become a lovely tasting room and wine processsing/cellar building. Farmers Alliance Bldg

The Ayers Hotel has broken ground.  This will be a 250 room destination resort, located on Buena Vista Drive between the existing La Quinta Hotel and Cuesta College.

IQMS is building a 2nd structure to house it’s growing software business.

Santa Cruz Biotechnology has it’s 6th building is under construction.

And The Vina Robles Amphitheatre is nearing completion on Hwy 46 and it looks like it’s going to quite the place for concerts.  By the way, I hear that Sunset Magazine is going to partner with Vina Robles for a special dinner/concert during the next Savor the Central Coast!

And I have all ready written about the growth in Atascadero in previous blogs.  They have a Spring Hill Suites getting ready to break ground and the City Hall is almost complete from a  major renovation which became necessary after the 2001 earthquake.

ATascadero Park and City HallSo I can’t help but believe that the towns on the Central Coast are bouncing back after the Great Recession. 

I would love to forget what “short sale” and “REO” even mean in the real estate industry.  And it looks like those terms may be falling out of our vocabulary in the next year or so.

This great country, the great people who make up this country, are fighting hard every day to move us forward.  May The Great Recession quickly fade away into our history books.  And good riddance!

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Paso Robles Real Estate Pricing Trends

Posted on March 28, 2013 by Joanie Williams

Paso Robles InnSometimes I insert graphs to make my point about local real estate pricing trends, or interest rate trends or where to spend remodeling dollars.  But truly, the best information is local, current, and what I personally experience in the “trenches” selling real estate on a daily basis.

I wrote an offer yesterday for a client who has been comtemplating purchasing a family home for the past 6 months.  They wrote a low offer on a home which has been on the market for almost 3 months without an offer.  The day I submitted the offer, another one also arrived.  Very typical.

Now if you’re a cynic, you would think that there was a mean real estate “god” out there just waiting to put a kink in the offer I just wrote.  But honestly, this market is simply heating up to I don’t know what.  Another agent just listed a home last week and expects multiple offers above list price and a signed sale contract in the next 2 days.  He listed that house at the highest number we have seen in that area for almost 7 years.

We are a solid 18 months past the bottom of the market.  Real estate pricing trends are UP.  And that’s great news.  But what we don’t want to see is a market that moves upward so quickly, that banks and equity sellers dislodge themselves of their properties too quickly.  We desperately need increased inventories in order to keep appreciation at a more reasonable level.

If I had a crystal ball, well, I wish I did….  But what I think will happen with real estate pricing trends is that our prices will appreciate rapidly this year.  There is such a need for so many buyers to buy homes.  And there are many sellers who need to move on with their lives and choose a  new place to live.  Those people are going to buy and sell rapidly inroller coaster the next 18 months.  Prices will appreciate rapidly.  And then, barring national or international disasters, our market will reach a much more even keel.  In 18 months the majority of our short sales and bank owned properties will be absorbed and as real estate agents , we will be so glad to never hear of another “short sale” again.

So hang on.  We’re in for a crazy ride this year.

Joanie Williams

“Always Expect the Best”

 

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Wall Painting Tips to Save Money

Posted on March 26, 2013 by Joanie Williams

Painted wallBeing just short of a professional degree in painting, I thought I would give you some wall painting tips that may save you time and money.

I just went out today to buy a few gallons of paint to redo some walls, and I discovered that the premium paint in the local  hardware type big box store was just a penny short of $50 a gallon! I am flabbergasted!   I am repainting the walls of a 10 year old house, and it’s just time.  Too many nail holes and scratches.  But, this could have been avoided, if we had the original color from the contractor when the house was built.

So with budgets the way they are I realized that I have some wall painting tips  that may be helpful.

1.  First of all, if you are purchasing a new home, insist on getting either a small can of the paint for touch ups and/or make sure and write down the brand, type and color of all the paint used both inside and outside the house.  This way, you’ll be able to touch up wall marks yourself for years to come.  The color matching systems just don’t work and you’ll end up repainting an entire room because your “color matched” paint just doesn’t match.

2.  ALWAYS buy good quality brushes.  ALWAYS wash your brushes with soap and water (latex paints) or with brush cleaning solvents (oil based paints).  And choose the correct brush for the job.  Good quality brushes will specify which type of paint they work best with.  I have brushes that are still in great shape that I have used almost every year that are over 10 years old.

3.  Purchase your roller handles and roller pan one time.  Buy a good quality, washable pan and clean your roller holder of paint when your work is complete.painting tools

4.  Purchase a canvas drop cloth.  The plastic ones never stay in place, you can’t tell if the paint is on top or the bottom, your shoes or socks that you paint in will get all twisted up in them (I told you I’m almost a professional –  I have lots of stories!) and they can only be used once.  A good quality canvas drop cloth will last you for years.

5.  Keep all your painting tools in one plastic storage box.  That way, when the next project arises  (and it WILL)  you will have all of your tools in one easy to buy location.

6.  If you have a steady hand, forget the taping.  If you don’t, use the good blue painters tape.   But don’t trust it because if your paint is too gloopy it can still ooze under the tape.  A dryer brush and more trips to the can for more paint is always a safer bet.

These wall painting tips can really be relied on for any project.  You will save money in the long run if you purchase good tools, take care of them and avoid having to repaint walls AT ALL if you have touch up paint on hand.  And when your day does come to paint some walls, the ONLY thing you’ll have to buy, instead of that great new dress you just found, is the paint!

paint cansWith paint at almost $50 a gallon, let’s be smart, paint less often and use our hard earned dollars to go shopping for something that is alot more fun!

Joanie Williams Have fun!  It’s no good unless you’re having fun!
“Always expect the best”

I have lots of real estate advice too, whenever you may need it!  I AM a professional real estate broker!

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