10 Questions Every Seller Should Ask the HOA before Selling a San Mateo Condo is a guide for condominium owners to facilitate the sale of their condo. Selling a condominium is more complicated than selling a single family home. A single family home sale is simply the land and everything attached to it.

With a Condo, 3 Things are Sold

1. The UNIT itself, the place the owner lives
   
2. A set of EASEMENTS controlling the use of the common property
   
3. A PROPORTIONATE INTEREST in the common property governed by the business entity called the Homeowner’s Association (HOA)
   

Which of These 3 Can Be the Biggest Impediment?

It’s the Homeowner’s Association (HOA) that can present the greatest impediment to a successful sale.  Today, Fannie Mae and FHA (HUD) require that all complexes or projects be listed on their approved condominium list to be eligible for financing.  That means the owner cannot sell his or her unit unless the complex is approved by Fannie Mae or FHA (HUD) because almost every San Mateo condo is financed by one of these agencies.  A buyer who cannot get loan approval cannot buy unless it’s an all cash purchase.

Identify Potential Problems Before You Try to Sell Your San Mateo Condo

Knowing what can prevent financing can help you identify the challenges more quickly.  So, before listing a unit for sale, we recommend owners request from either the HOA or the complexes’ property management firm a completed Condominium Questionnaire – sometimes referred to as a “Cert” letter – to discover whether any obstacles may impede or prevent the sale.

What Questions Can a San Mateo Condo Seller Ask their HOA?

Some of the questions asked are:

1. Is the complex approved by Fannie Mae and/or FHA (HUD)? If not, why?
   
2. Is there any litigation pending or anticipated?
   
3. If a lawsuit has been settled, is sufficient money available to correct all the problems?
   
4. How many units are owner occupied?
   
5. How many of the total number of units are delinquent in the fees owed?
   
6. Are more than 10% of the units owned by one entity or investor?
   
7. Is more than 25% of the property’s total floor space used for commercial activity?
   
8. Is at least 60% of the reserve account funded?
   
9. Is at least 10% of the budgeted income designate for replacement reserves?
   
10. Are adequate funds budgeted for insurance deductible?
    

Get Answers to These Questions Before You List Your San Mateo Condo for Sale

Planning and preparation can mean the difference between a successful, timely sale or disappointment and failure. I strongly recommend that prospective condo sellers obtain this information before listing their unit for sale. It’s imperative that sellers recognize potential problems – if any – before putting their unit on the market so they have time to enlist professional help to resolve the negative issues that may kill a sale.

Not Comfortable with the Answers You Got? Consult a Specialist

If you don’t understand the full impact of the information obtained from the HOA, ask a professional condominium HOA review specialist to explain what’s going on.

How Much is Your San Mateo Condo Worth?

Check out our San Mateo Home Valuation tool, which pulls data directly from the MLS. All we need is your email and some basic information about your home. This report monitors what your neighbors’ condos have actually sold for, asking vs. selling price, homes currently for sale and time on market. View a sample market report.

Click on the Your Home’s Value button below to get your free report today.

Your Home’s Value

Need to Sell Your San Mateo Condo?

Check out our Seller Representation Page to learn how we can sell your home in the fastest time and for top dollar. Then, call us at (650) 655-2500 or email us at info@LivingWellinSanMateo.com to set up a no obligation consultation.

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Raymond Stoklosa, Chela Stoklosa and Rebecca Williamson are Realtors with The RayChel Realty Group specializing in Santa Clara and San Mateo Real Estate.

San Mateo Condos $400,000 – $500,000

If you are in the market for a San Mateo condo between $400,000 – $500,000, you’ll be most likely to find that unit on the streets bordered by Highway 92 to the North, El Camino to the West, Burlingame to the North and Highway 101 to the East.

San Mateo Condos $400k-$500k that Sold in Past 12 Months

Here is a map of the units that sold in the past 12 months for between $400,000 and $500,000.

As you can see, there are a few outliers, but most of the units sold in the rectangular geography I mentioned above.

Edgewater Isle Condo Complex is the Exception

Edgewater Isle, a rather large condominium/townhouse complex located outside this rectangle on the South side of Highway 92 and East of Highway 101 is the exception, with several units selling for between $400,000 and $500,000.

What Type of Condo Can I Expect?

For between $400,000 and $500,000 in the City of San Mateo, you can expect to get a 2 bedroom, 1-2 bath unit with about 1,000 – 1,200 square feet of living space. Some include laundry rooms, or at least a closet to hook up a washer and dryer and few include attached garages, but most include 1-2 assigned parking spaces. Edgewater Isle does have some units with attached garages.

How Much are HOA Dues?

HOA dues are monthly dues owed to the homeowner’s association for things like exterior maintenance, insurance, upkeep and maintenance of landscaping, common areas, pools and other amenities shared by the common owners. Usually, these dues are collected monthly and can range anywhere from $100 – $1,000/month depending on the complex.

How Do I Find the HOA Dues on a Unit?

The dues are listed in the home listing information. When you search for these units in our San Mateo home search, look under “Association Fees” in the detailed portion of the listing to find out what dues are for each unit.

Search San Mateo Condos $400,000 – $500,000 for Sale

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Raymond Stoklosa, Chela Stoklosa and Rebecca Williamson are Realtors with The RayChel Realty Group specializing in Santa Clara and San Mateo Real Estate.

Brittan Heights condos are located at the top of Brittan Ave in the San Carlos hills. It is quite a large complex, with 433 units, covering several blocks on a few different streets. Most of the units are apartment style, one level condominiums, but there are a few two story townhouses mixed in.

What About Brittan Heights’ HOA?

Brittan Height’s Homeowners Association is a professionally managed association by a local company in San Jose, which is a huge plus for a complex of this size. From what our past clients who’ve moved to Brittan Heights have told us, the HOA keeps the homeowners up to date on current issues with an informative newsletter.

How Much are the HOA Dues and What Do They Include?

The HOA dues are currently around $460 per month and include common area electricity and gas, exterior painting, garbage, hot water, landscaping, pools, spas, tennis courts, professional management, reserve fund, roof and water. Double check with the association to confirm all of these items are included and to find out if they are planning any rate increases.

What are the Inside of the Condos Like?

Several of the condos I’ve seen have been updated with much newer fixtures than you’d find on a similarly priced San Carlos single family home, or San Carlos condo for that matter. They are generally very spacious condos, with almost 1,100 sq feet for a 2 bedroom, 2 bath unit.

See For Yourself in this Video

To see what the inside of one of the Brittan Heights condos look like, and some of the other amenities, check out this video.

What Types of Amenities Does the Brittan Heights Complex Have?

Brittan Heights has several pools, tennis courts, playgrounds and is situated in a great area for hiking. Our most recent client that moved into Brittan Heights last year, was lucky enough to get a bottom floor, end-unit that faced the canyon so they only shared one wall with their neighbors and have a nice view of the canyon. A lot of the units are well situated and private as well.

Though the complex is a bit out of the way, what you trade in convenience you gain in privacy, less noise and amenities. Plus, if you like to exercise and don’t always want to go down to the gym, the San Carlos hills will give you all the workout you can handle.

Biggest Plus About Brittan Heights Condos?

The San Carlos school district! With little investment, well compared to a single family home in San Carlos, your kids can attend the award winning San Carlos public schools.

Considering a Move to Brittan Heights?

Check out our Buyer Representation Program, then call us at (650) 655-2500 or email us at info@LivingWellinSanMateo.com to schedule a no obligation consultation. We’d be happy to sit down with you and share what we know about the complex and how it may or may not fit into your home buying plan.

Need to Move Out of Brittan Heights?

We can help with that too! Check out our Stress Free Home Listing Marketing Program to learn how you can sell your Brittan Heights condo for top dollar in the shortest time with the least hassle.

Search Brittan Heights Condos and Townhomes for Sale

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Raymond Stoklosa, Chela Stoklosa and Rebecca Williamson are Realtors with The RayChel Realty Group specializing in Santa Clara and San Mateo Real Estate.

City Gardens Townhomes is one of the newer condominium complexes in San Mateo. Built in 1994, there are a combination of townhome style and apartment style condominium units. The ground floor is where you’ll find the apartment style units and floors 2 and 3 house the townhouse style, 2 story units.

Where are City Gardens Townhomes?

City Gardens Townhomes are located at 128 N El Camino Real, San Mateo.

View City Gardens Townhomes in a larger map

City Gardens Townhomes Rules and Regulations

The HOA of City Gardens Townhomes does a lot to help residents have a quiet, enjoyable and peaceful existence while living there. Quiet hours, rules about what type of radios and alarm clocks can be used, percentage of floors that can be hard surfaced for second floor units, and types of exercise equipment are all addressed.

To help the exterior of the units look uniform, there are regulations about window coverings, what can and cannot be stored on balconies, and where satellites can be installed.

Are Pets Allowed at City Gardens Townhomes?

One dog and one cat per unit area allowed at the City Gardens Townhomes complex.

Parking for City Gardens Townhomes

Designated parking spots are located in the garage below the units. There are stairwells on either side of the parking lot. There is an elevator in the building, but it does not go down into the garage.

San Mateo’s City Gardens Townhomes in Pictures

How Walkable are the City Gardens Townhomes?

Located just a few blocks from Downtown San Mateo, the City Gardens Townhomes are very walkable. The train station is a quarter mile away, making it easier on commuters who use CalTrain. Residents can easily walk to Downtown for coffee, dining and shopping. There are a few grocery stores in Downtown San Mateo, Draegers and Trag’s Market, and a large Safeway located just down El Camino at Highway 92. San Mateo’s large downtown library is also within walking distance.

Want to Move to San Mateo’s City Gardens Townhomes?

We’ve helped several clients over the years buy a condo or townhome in San Mateo’s City Gardens Townhomes condominium complex. Visit our Buyer Representation page, then call us at (650) 655-2500 or email us at info@LivingWellinSanMateo.com to learn how we may be able to help you buy one too!

Search City Gardens Townhomes for Sale

Here are the active City Gardens Townhomes listed for sale. If there are no condominiums currently for sale in the City Gardens Townhomes complex, you will see a picture of the world.

If you’d like to be notified when one comes on the market, you can email us at info@LivingWellinSanMateo.com and we’ll put you on our City Gardens Townhomes notification program.

Search San Mateo Condos for Sale

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Raymond Stoklosa, Chela Stoklosa and Rebecca Williamson are Realtors with The RayChel Realty Group specializing in Santa Clara and San Mateo Real Estate.

Effective December 2009, the Federal Housing Administration (FHA) implemented a new stricter approval process for condominiums to be eligible for FHA financing.

Why Should a Condo Buyer Care?

More borrowers qualify with FHA financing than with conventional loans due to the low down payment (3.5% down) program and the looser credit standards. Even the mortgage interest rates are typically better.

Number FHA Approved Condos Diminished with New Guidelines

Unfortunately for the condo buyer the number of condominium complexes that will be FHA approved under the new guidelines will significantly diminish. Some “highlights” of the new regulations:

• At least a 50% level of owner occupancy or sell out (if a new build)
  
• No more than a 15% of the members can be delinquent on their dues
  
• No more than 10% of the units may be owned by one investor. This includes the developer.
  
• Entire complex (not just the unit like has always been) must be approved by the lender
  
• Reserve Study – a current reserve study within the last 12 months must be reviewed to assure that adequate funds are available for the funding of capital expenditures and maintenance. The regulations don’t define what is “adequate,” however it would be reasonable to expect that at least 10% of annual operating budget would be held in reserves.
  

A Word of Caution to Condo Buyers

A word of caution to condominium buyers – pick your development carefully. Get your lender involved early – even before you write an offer. Make sure your lender is well versed on the new regulations and what it takes to close a transaction. Get representation from a condominium specialist – someone with the expertise and experience to help you avoid the potential pitfalls being created by the new FHA and HUD condominium approval rules and stricter underwriting requirements. Although you are a buyer today, tomorrow you may be a very frustrated seller.

If Done Right, these New Rules Should Have Little Impact on Your Transaction

By working with condominium specialists who have the knowledge and expertise to navigate these new rules you can minimize the impact on your transaction. With a little bit of guidance before you start looking for San Mateo condos and during the process, you’ll wonder why we made such a big deal about these changes in the first place!

Search San Mateo Condos for Sale

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Raymond Stoklosa, Chela Stoklosa and Rebecca Williamson are Realtors with The RayChel Realty Group specializing in Santa Clara and San Mateo Real Estate.

It’s pretty simple. One is a legal ownership term and the other is a descriptive term.

Condominium is a Legal Ownership Term

A condominium is a declared form of shared ownership. It can look like a single family home or an apartment building or a duplex, triplex or row house. It’s the way the property is owned. Different components of the common property are owned differently and sometimes proportionately by the unit owners.

Townhouse is an Architectural Term

A townhouse is an architectural term describing a two story dwelling. It has two floors. A townhouse could be a condominium, but townhouses are all two story dwellings.

Have a Real Estate Question? Ask!

To submit your real estate question, head over to our Ask the Broker page and we’ll answer it here.

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Raymond Stoklosa, Chela Stoklosa and Rebecca Williamson are Realtors with The RayChel Realty Group specializing in Santa Clara and San Mateo Real Estate.

Yesterday, we showed you the first 4 of our 8 critical factors affecting the San Mateo real estate market in 2010. Today, we’re going to give you the rest.

The Final 4

• Climbing Interest Rates
  
• Stricter FHA and Fannie Mae Underwriting Rules
  
• Rising Foreclosure Levels
  
• Loan Modifications Fail
  

Climbing Interest Rates

The cycle aberration of 5% money ends and by the 2nd quarter of 2010. San Mateo mortgage interest rates will begin to rise and the days of cheap money will be a historical footnote.  Buyers who hold fast to the notion that rates will drop again will lose that bet.  For buyers, this means mortgage money will be more expensive and qualifying for a new loan will be more difficult as rates climb ever higher.  Sellers who think that waiting until spring 2010 to sell will discover a smaller pool of financially qualified buyers.   For sellers, this means longer marketing times and fewer qualified buyers.

For a more detailed look at where San Mateo mortgage interest rates are headed in 2010, check out Chris Williamson’s post San Mateo Mortgage Interest Rates Predicted to Rise in 2010.

Stricter FHA and Fannie Mae Underwriting Rules

The financial problems for FHA, Fannie Mae and Freddie Mac will become acute as the impact of insufficient cash reserves and debt-to-equity ratio weighs heavily.   As mortgage defaults and foreclosure levels increase, losses will mount as FHA, Fannie Mae and Freddie Mac impose more stringent underwriting guidelines and tighter appraisal standards.  Banks will become more adamant about loaning money only to the most credit worthy borrowers.  Condominiums will be particularly vulnerable to value erosion as all condominiums must now be on the FHA or Fannie Mae approved list to be eligible for bank financing.

Rising Foreclosure Levels

A new wave – the 2nd of 3 – of mortgage defaults will bombard the market as a glut of ARM loans recast or reset beginning about the 2nd quarter of 2010.  Many of these home owners will find their monthly payment unaffordable and fall behind with no hope of refinancing as interest rates rise.  Foreclosures will spread into the mid-tier price ranges.  Interestingly enough, while distressed homes and foreclosures represent a significant portion of the housing inventory in many other parts of California.  In the past 6 months, only 27% – 654 of the 2,408 homes sold – are either short sales or bank owned properties.  By far, the bulk of the distressed homes sold (541) were sold for less than $600,000 and they were generally concentrated in three lower income Mid-Peninsula areas.

Loan Modifications Fail

Currently about half of the loan modifications made in the past 12 months are delinquent, and it’s predicted that 80% will fail.  The U.S. Treasury reports that even thought loan modifications reduced mortgage payments on average by 40%, many of these loans are in deep trouble.  Clearly, more loan modifications will be anticipated as the sub-prime meltdown continues through the 2nd and 3rd wave of ARM recast and resets.   What does this mean for home owners in trouble?  Don’t wait; Talk to an attorney, real estate professional and a reputable tax advisor now.  Waiting will only exacerbate your problem.

Never Forget…All Real Estate is Local – Really Local!

Each micro-market within San Mateo County will perform differently as seven critical factors affect the performance of each.  Ignore the national data and the mainstream media’s reportage of regional activity.  All real estate is local — I mean really local.   Applying national statistics to your local housing market is a little like asking your Dentist to do brain surgery because he’s in the area?   Home buyers and sellers can best understand what’s going on in their local area by using the most recent local market data because it’s the only market that matters – to them.

San Mateo Real Estate Market Updates

For more on the San Mateo real estate market, visit our San Mateo Real Estate Market Updates channel or click the button below.

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Raymond Stoklosa, Chela Stoklosa and Rebecca Williamson are Realtors with The RayChel Realty Group specializing in Santa Clara and San Mateo Real Estate.

Class Date: Tuesday February 23rd, 2010 at 7pm

This Class will Also Be Live Streamed, See Info at Bottom of Post

Continuing our month of San Mateo Condo Classes, we’ll be hosting a live seminar, Guide to Buying Townhomes and Condos in San Mateo on Tuesday February 23rd, 2010 at 7pm. For those of you who attended our recent Webinar, What to Know Before Buying a Condo in San Mateo, this program will be much more detailed.

Is a Condo in San Mateo in Your Future?

Is a condominium the right type of home for you in this stage of your life? If you answered unequivocally yes, this class will help set your expectations of how the condo buying process will unfold. But, if you answered maybe or probably not, you should definitely attend Guide to Buying Townhomes and Condos in San Mateo.

Why?

Condominium living can present many benefits you may not have considered. In this non-salesy, education based course, we’ll help lay out the pros and cons of living in a San Mateo condominium, point out some of the more desireable complexes and dispel some common myths about what condos look like. We’ll also present the new condominium financing guidelines from Fannie Mae and FHA that went into effect December 2009 and how they will affect your San Mateo condominium purchase.

What Will Be Discussed?

• How the stricter condominium financing guidelines from Fannie Mae and FHA will affect your purchase beginning in December 2009.
  
• Is a San Mateo condominium the right type of property for your home buying strategy?
  
• What is going on in the San Mateo Condo Market? – Real numbers and market statistics
  
• What do condos look like? – The answer will surprise you!
  
• What you need to know before buying a condominium in San Mateo
  
• The critical questions you need answered before you purchase a condo in San Mateo – uncovering potential problems
  
• How to protect yourself
  

I Want to Buy a Single Family Home, This Class Isn’t For Me

Unless you can say to yourself that you would rather rent than buy anything but a single family home, you should consider attending. We have had several clients over the years (2 in the last 6 months) come to us at the beginning of the home buying process and say they only want to live in a single family home, but end up buying a condominium or townhome because they did not find any single family homes in neighborhoods they’d like to live for the price they were willing to pay. Not all condos have indoor hallways, thin walls and impossible to deal with Home Owner’s Associations. We always tell our clients to get all of the information upfront so you can make an informed decision. And…if condo living still isn’t for you, we promise we won’t make you buy one!

When? Thurs. Jan. 21st, 2010 at 7pm

Guide to Buying Townhomes and Condos in San Mateo will be presented on Tuesday, February 23rd, 2010 from 7-9pm at 1700 S El Camino Real in San Mateo.

Sign Up

This program is free to attend, but registration is required as space is limited. To reserve your space, please call us at (650) 655-2500 or fill out the form below.

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Prefer to Attend Online? This Class will Also be Live Streamed

To attend this class online, view our Live Stream page on February 23rd, 2010 at 7pm.

San Mateo County Condo Search

Click on the map below to search San Mateo County condos.

Ready to Get Started on Your San Mateo Home Search?

Check out our San Mateo Buyer Representation Page for information about how we work. Then, give us a call at (650) 655-2500 or send us an email at info@LivingWellinSanMateo.com for a free, no obligation conversation. We’ll take a look at your individual situation and help you determine an appropriate home buying strategy.

Other Posts You May Enjoy

• Top 4 Reasons NOT to Buy a Condo
  
• Top 5 Reasons to Buy a Condo
  
• A Golden Opportunity for First Time Home Buyers
  
• Webinar: What to Know Before Buying a Condo in San Mateo County
  
• Park Bayshore Townhomes
  

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Raymond Stoklosa, Chela Stoklosa and Rebecca Williamson are Realtors with The RayChel Realty Group specializing in Santa Clara and San Mateo Real Estate.

Date/Time: Monday February 8th at 6:00pm

The Department of Housing and Urban Development announced effective December 7th 2009 stricter underwriting guidelines will be required to approve condominiums in San Mateo County.  In order for FHA or Fannie Mae (two of the primary loans consumers choose) to approve the condominium for financing, the entire complex will have to be approved by HUD.  Currently, condominiums can be approved on a one by one basis.  In a few weeks, the health of the entire complex will be highly scrutinized before Fannie Mae or FHA will lend.

What Does this Mean to San Mateo County Home Buyers?

• It has just become much harder to finance a condominium in San Mateo County
  
• Longer time periods required for complex approval – may not be realistic to close in 30 days
  
• You must be pre-approved before you enter into a contract – find a loan first, then find a home
  
• New rules are not flexible – if you need a loan, you’ll need to play by them
  
• Some complexes may not be approved – don’t waste your time or money chasing something that will never come to fruition
  
• The entire complex needs to be approved by HUD, not just your unit – no exceptions
  
• You need to work with condominium specialists to help guide you through the transaction – both on the real estate side and the financing side
  

Why Should You Care?

If you are considering purchasing a San Mateo County condominium in the next several months, your transaction will be impacted as these new rules are implemented.  There are several things you can do to front load the approval process.  By preparing early, you can minimize problems, minimize money spent and most importantly, not lose the condo you really want.

What Will You Learn During this Webinar?

Registration Info

To register for this webinar, which will be held on Monday, February 8, 2010 at 6:00, please click on the registration button below.

Sign Up

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Chris Williamson is a Mortgage Advisor with Mortgage California specializing in San Mateo mortgages.

Looking at New Condominium Developments in San Mateo County?

Every new San Mateo condominium development will have its own, on-site, sales staff. These people are generally friendly, helpful and very knowledgeable about the development and its features. However, these men and women work for the developer and are paid to sell condos in the complex only.

Hire a Buyer’s Agent Who Specializes in San Mateo County Condos

When in the market for a new condominium, it’s a good idea to retain a buyer’s agent who is a San Mateo County condominium specialist. A condo specialist is an expert who knows the entire San Mateo County condominium market, not just one property. A condominium expert knows the pitfalls and benefits of buying new construction as well as existing resale units. There are many benefits – and several detriments – related to condominium living and an unbiased condo specialist will identify the issues that may affect how well you’ll enjoy condo living. As an expert who works for you, your interests will be protected, and best of all it won’t cost you one dime more than if you use the developers on-site staff. You have a right to representation: exercise your right today!

Is a San Mateo County Condo Right for You?

One of the best parts of owning a condominium in San Mateo is that your ownership sets you on the path to financial freedom. Whether you are a career oriented professional or a senior down sizing from the biggest and best home, a condominium may be the right kind of home at the right time for this stage of your life.

Want More San Mateo County Condo Buying Tips?

Sign up for one of our Condo Buying Classes or Webinars. For a list of our upcoming classes, check out our Class Schedule page or click the Sign Up button below.

Sign Up

Search San Mateo Condos for Sale

Click on the map below to search San Mateo condos for sale.

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Raymond Stoklosa, Chela Stoklosa and Rebecca Williamson are Realtors with The RayChel Realty Group specializing in Santa Clara and San Mateo Real Estate.