515 Craig Road (pictured), a newly constructed English country estate built by Thorenfeldt Construction, has sold with just 13 days on market, attracting mutliple offers. Per MLS, the 5 bedroom (plus library) home features 5,644 sq. ft. on a lot of 22,630 sq. ft. This pending sale reflects consistent aggressive activity, multiple offers and overbids above $3,000,000. The Hillsborough real estate market is flush with lliquid buyers, limited inventory, and historically attractive interest rates. Craig Road was listed at $4,975,000 in the Carolands neighborhood.

Marketed on an off since 2010, 1049 San Raymundo Road (pictured) has just gone pending. The trajectory of the listing echoes the upward movement of the Hillsborough real estate market. In Fall 2010, the initial $8,995,000 list price got no takers. By May 2011, the price was reduced to $7,495,000. After no sale at this time, and a period off the market, the listing re-launched in April 2013 for $8,600,000, yielding an accepted offer within 19 days on the market. The 9,000 sq. ft. home on over 2 acres boasted ultimate privacy, 1920s heritage architecture, and a fabulous new pool house. The drawbacks have always been the sense of compartmentalization that bespeaks vintage homes, a tight bedroom corridor upstairs, and "further up the hill" location for this price tag. But alas, 2013 will continue its benchmarks as our best real estate market in over a decade. Timing is everything.

Increased traction in the Hillsborough $4,000,000+ market once again on evidence....1850 Brookvale (pictured) went into escrow yesterday. This unique Japanese-inspired home flows on one level, and has been remodeled in contemporary aesthetic. The location is one of Lower North's finest: with views of the golf course from the front approach and terraces. List price $4,800,000. 4 bedrooms, 4.5 bathrooms with approx. 5,186 sq. ft. (including garage and covered walkway) Sidenote: MLS sq. ft. is typically and correctly marketed EXCLUDING garages (living area); but this particular listing agent has been adding the garage sq. ft. to the total. :( If you are comping or working on price-per-sq. ft. analysis, take note of this!

1850 Brookvale's sales history has dot-com origins: it last transacted for $4,150,000 in spring of Year 2000 when it was listed for $3,150,000. This was pre current renovation.

With a robust Q4 2012, Hillsborough's high-end over four million was poised for more big news. Today 3115 Ralston Avenue (pictured), a new construction with a "New Mansion Row" location on 1.7 acres has been marked sale pending in MLS. The list price at time of sale was $12,700,000. The tear-down/lot was purchased by developer Mark Sinclair in 2010 for $3,000,000. The list price of the new Italian-inspired, 12,900 sq. ft. estate was as high as $14,500,000 and $13,700,000, before being reduced to $12,700,000 in the recent marketing phase. The lot is idiosyncratic with a terraced downslope and two Ralston driveway approaches. The base of the lot runs down to Pinehill. With pool, tennis court, home theater, and many tech bells and whistles, the Bay-view Hillsborough home is a blend of European inspiration and modern luxury. If this sale closes, it will culminate an impressive $10M+ sales run for Hillsborough's New Mansion Row over the last 2-3 years.

What a 4th Quarter! We know how competitive the 2012 Hillsborough market was between $2M and $3M. Examples proliferated of multiple offers and sales with less than 10 days on market, such as those on Summerholme, Pepper, McCreery, and Marialinda. But in Q4, the high-end also showed remarkable life and promise, both on the market and off the market. For the 4th quarter alone, ELEVEN Hillsborough homes over $4M went into escrow, including 7 pending sales over five million, and a very impressive 3 sales over nine million dollars (Seabury Road, pictured). Most of these sales are currently pending and not yet closed, but I will report back on actual closed sales as they are published. The table below does not reflect all sales. Please contact me for all off-market, non-MLS details. geoffrey@geoffreynelson.com

S= Closed Sale Price. PN=Pending with no contingencies. PS=Pending with contingencies. PR=Pending with 72 hour release clause (typically contingent on sale)

Hidden beyond gates, a retreat of enchanted destinations awaits. From one of Lower North Hillsborough’s most in-demand, charismatic streets, 933 Baileyana fuses Hollywood Hills-style glamour with a thoroughly updated modern livability. From outdoors to indoors, this singular design statement thrives as a living gallery. Elaborate stone terraces and garden vignettes delight at the courtyard approach. You will marvel at the timeless patina of specimen foliage, elegantly walled planter beds, and the epic swimming pool. The landscape unfolds with a panorama of secret destinations, Zen-like resting spots, and far-reaching emerald vistas. Al fresco entertaining comes alive in the spirit of the French Riviera, where architecture, garden, and scenery seamlessly intersect. The resort-like ambiance outdoors is matched by an equally sophisticated interior design.

Features and Amenities of this Home:

• 3 bedrooms, 2.5 bathrooms, plus bonus office/playroom
• One-of-a-kind architecturally significant home is approximately 3,183 sq. ft. (per appraiser’s sketch including bonus office/playroom)
• Lot is approximately .36 acre (per county record)
• Home originally built in 1939 (per county record) and exquisitely customized in the last few years
• Grand-size swimming pool creates a private resort-like atmosphere amid lush terraced gardens, specimen trees, and mature foliage
• Convenient changing room, shower, sauna, and half-bath off of the pool terrace
• Gated entry with surveillance entrance system
• Attached 3-car garage with intricate architectural doorways is conveniently accessed off of the Eden Way cul-de-sac
• Imported European fireplace mantelpieces, atmospheric lighting on dimmers, custom antiqued maple floors, professional kitchen appliances, and other designer details

After Labor Day up until Thanksgiving is historically one of the most robust real estate markets on the Peninsula. Kids are back in school, vacations become distant memories, and inventory hits the market poised amidst beautiful weather. So far, the Hillsborough market has performed very well post-Labor Day, posting at least 4 higher-end sales in the last week or so:

• 711 Bromfield, Offered at $8,690,000 NOW PENDING
• 521 Roehampton, Offered at $3,895,000 NOW PENDING
• 640 Pullman, Offered at $3,145,000 NOW PENDING
• A grand nearly 7,000 sq. ft. 10 year-old luxury home in Lower North, offered at $6,995,000 NOW PENDING without even hitting the market. Call for details!

Meanwhile, my 740 Jacaranda Circle Listing is receiving high accolades and very busy showings. I'll report back on activity here soon.

Onward and upward! Go NINERS, GO GIANTS

I am excited to showcase 740 Jacaranda Circle to the market. Just listed at $3,950,000, this sophisticated contemporary retreat is the architectural passion of the original (and still current) owners. The home spans a sweeping 5,474 sq. ft. of living, but most impressively, it thrives on indoor/outdoor livability. Expansive entertainment terraces stretch across the rear, where brilliant western exposure sparkles amidst the pool, spa, and private gardens. The rarity of this offering begins with its design elan, but perhaps resonates most with the full usability of the flat grounds. Dazzling interior highlights include the ultra-chic formal dining room, ready to seat 16, accented by a gracefully cantilevered "floating" granite buffet. The family media room is "rock star" caliber beneath lofty 10 ft. ceilings. An artisan-caliber walk-behind bar, grand display space for modern art, and an integrated media center enliven this sure-fire party mecca. The floorplan features a main level guest/in-law wing, plus four additional bedroom upstairs. The extraordinary master wardrobe and spa-like rotunda bathroom will be instant hits. Posh meets practical. Eminently livable. Your new Hillsborough domain.

Please contact listing agent Geoffrey Nelson to schedule a private showing: (650) 455-3735

Premium locations will always trump amenities, size, or style. Hillsborough has just posted two very fast sales with less than 5 days on the market at two of the Town's top streets: 10 Greenview Lane was recently listed at $2,995,000 and sold immediately reportedly over asking. This one level home enjoyed copious natural light, and a rare Lower North Hillsborough cul-de-sac off of Floribunda just across from the golf course. At this price and location, we are practically dealing with the land value for a flat and superbly located half-acre. 140 New Place Road (pictured) offered at $4,750,000 on approx. 2.64 acres, also sold immediately at its asking price. In my opinion, New Place Road ranks #1 or #2 on Hillsborough's Top 5 Streets list. (this is my personal list! Ask me or offer your fav street choices!) This Hillsborough home for sale on New Place Road was a custom (albeit smallish and dated) architectural design built into a hillside, canvassing sweeping Bay and golf course vistas. I could imagine a new cutting-edge modern construction with walls of glass, infinity edge pool, observation terrace, etc. to command this absolutely stunning Bay-view (yet still "Lower") location.

I am currently showing off-market two "project" properties under $4,000,000 on fabulous lot sizes and locations. Both are tear-down/complete rebuild opportunities but prestigiously located and with suitable parcel sizes to develop serious trophy estates. Please ask me to view these Lower South Hillsborough homes for sale that are not currently on non-MLS.  (650) 455-3735

330 Roblar Avenue has closed off market for $5,275,000. This 5800 sq. ft. Mediterranean-inspired estate commands one of Lower South's Hillsborough's most preferred addressess. This is the first $5,000,000+ sale of 2012 that has been posted to MLS. The previous high MLS sale of 2012 is on Lombardi Lane for $4,795,000.

To view all Hillsborough Sales Prices for Closed MLS listings from October 2011 to present, please explore here: http://www.hillsboroughblog.com/Hillsborough-Solds

Demand for Modern architecture up over the last few years?? Absolutely! Indoor/Outdoor flow, open floorplans, clean lines, and relaxed gathering spaces were the name of the game in Eichler's Day, and now strikingly relevant for today's buyer. The new listing at 250 Sierra Drive is an exceptional Lower South Hillsborough location within walking distance of South School and downtown San Mateo. This Hillsborough home for sale is in its original condition, but certainly could shine into a new modern showcase...although a sloped orientation, the price for land in this neigborhood would be around this price. The architecture recalls the Hillsborough Mid-Century Modern home listing I had at 25 Via Delizia (Mid South location)  that sold off market around $1,850,000 in December 2011.

Six Hillsborough listings have gone into escrow this week already, reflecting continued strong demand. 2230 Oakdale Road listed at $2,145,000 for a 4 bedroom, 3200 ft. home on a 14,810 sq. ft. lot went pending with only 6 days on market and therefore had its Broker Tour Cancelled. 80 Tobin Clark Drive (pictured), originally listed at $3,700,000 55 days ago, and recently reduced to $3,495,000 has just gone pending as well. This supports the norm of 5-10% price reductions after about 30 days on market being conducive to a sale. The Tobin Clark home was freshly remodeled throughout, with about 3,896 sq. ft. The Tobin Clark neighborhood of Hillsborough is known for its consistency of larger luxury homes typically from the 1970s, 1980s, 1990s, many with spectacular vistas above the Bay. 565 Chateau Drive also quickly went pending this week with only 8 days on market. This home anchored the mouth of Hillsborough's "New Mansion Row" about where Provident connects to the 3000 block of Ralston Avenue. The home was strong on sq. ft. at 5,935 despite being on a slightly busy corner. 761 El Cerrito also received a couple offers this week after its long 200+ day marketing period. Despite Crystal Springs Road noise in the back yard, and a "pool in the front" garden, this 3,000+ 4-bedroom represented an excpetional value in Lower South Hillsborough, and in fact, there is no such other listing now available. 110 Roblar and 463 Remillard also went pending this week. Remillard was a particular favorite of mine with its sweeping nearly acre lot, open floorplan, and tucked-away location. The Carolands neighborhood of Hillsborough hosts many ranch homes that are wonderfully conducive to open floorplan indoor/outdoor living when performing remodels. I have many clients seeking this "open flow" of space from indoors to outdoors....a Carolands neighborhood ranch home will be the perfect investment to realize this vision around $1.9 - $2.4 typically.

The Hillsborough market is currently so competitive and low on inventory that off-market non-MLS insights are imperative to buyer success. The $2,000,000 - $3,000,000 range is particularly tight right now. Sellers will often work with their agent in discreetly canvassing the buyer pool pre-market, in order to facilitate a sale without the labors of coming to market. I pride myself on mining for such opportunities for my buyers, and in recent weeks have alerted my clients to off-market offerings at the price points of $2,580,000, $2,350,000, $4,250,000, $4,495,000, and $6,495,000, just for example. Identifying a property non-MLS is often the galvanizing competitive advantage in achieving your goals. The home pictured above was one such opportunity I learned about in Lower North that quickly sold off-market in one day.

Please text or call me at (650) 455-3735 to learn more and start leveraging non-MLS resources today.  -Geoffrey Nelson

The Hillsborough market is currently experiencing high demand and low inventory. As a local Hillsborough expert, I am always intensely combing my sphere of influence, my network of top agent colleagues, clients, as well as resources such as abstracts of title, in order to give my buyers the competitive advantage on off-market intelligence. As in any business, speed of quality information is a key to success. I currently am showing two listings off market in the $2M and $4M ranges. Please call for more info Geoffrey Nelson, 650-455-3735

Call me about this fabulous new construction currently on progress in the Mid South area. Walk to Vista Park for kid's soccer and play. Be immersed amidst other stately mansions, and enjoy the quintessential Hillsborough architectural ambiance of this enclave. Projected list price will be $6,495,000.

Call me about this new construction underway in the Mid South area, not far from Vista Park. Easy commute connection onto Highway 280 via Black Mountain Road. Projected asking price of $4,495,000. A reputable local builder makes his mark again here, with a penchant for evoking Hillsborough's traditional architecture with smooth modern livability.  Always call Geoffrey Nelson for inside off-market scoop: (650) 455-3735

The Carolands area of Hillsborough began as the circa 1914 500-acre hilltop domain of Harriet Pullman Carolan's magnificent 65,000 sq. ft. chateau. While the authentic French-inspired estate still stands magnificently restored on Craig Road, the true desirability and relevance to homeseekers is now the fabulous livability, lots, and value of this subdivision. West Elementary is centrally located, the Highway 280 commute is a breeze, and the wonderfully spread-out feeling of the sweeping half-acre lots bridges the best of bucolicism and suburban comfort.  The new listing at 463 Remillard is a unique example for the area. Spanning a .91 acre lot, this circa 1957 ranch has just hit the market at $2,350,000. The Pros: fabulous lot and smooth floorplan, the Cons: really only a 3 bedroom with two bedrooms on the north wing and a smallish guest bedroom on the south wing. The current owners had re-worked the north wing into a larger more deluxe master from what had been the 4th bedroom. For those imagining a future expansion, a 3 minute drive to West Elementary, and a quick connection onto 280, this will be a solid contender.

Hillsborough hovers at 44 available active listings, which continues to spell scarcity for the deep pool of qualified buyers on the hunt. Strong demand in the $2,000,000 - $3,000,000 range was recently illustrated by 1465 Crystal Drive (pictured) in the Highlands/Lakeview area. Listed at $2,580,000, this offering attracted a bevy of qualified showings in one afternoon, and multiple offers without hitting the market. Crystal offers over 3500 sq. ft. with 4 bedrooms and 3.5 baths on a smooth, albeit cosmetically dated, one-level floorplan. The half-acre+ property was completely flat and fully landscaped to private resort caliber with pool and sweeping west-facing lawn. I represented the seller of the home next door in 2010, selling for $1,760,000 for its lot value. A new construction is currently in progress. This cul-de-sac benefits from an easy 280 connection, and flat orientation.

I currently have motivated all-cash buyers for a home in the $2.2-$2.4 range. Please call me if you may be thinking of selling your Hillsborough home. (650) 455-3735

My Hillsborough Annual Analytics Report will be published sometime mid-January-February, depending on final data availability. Don't miss this exclusive market summary articulating many crucial metrics such as volume, days on market, price per sq. ft., percentage of original list price achieved, and more.

Please email request for the 2011 Hillsborough Annual Analytics

Here is the Market Summary excerpt from Geoffrey Nelson's 2010 Hillsborough Annual Analytics Report, published Feburary 2010:

HILLSBOROUGH HOMEOWNER’S UPDATE: 2010 positively reinforced the market's continued recovery and stabilization with increased volume and encouraging activity from key buyer demographics. If December/January is any indication of the spring market to come, the numbers were inspired: from Dec. 1, 2010 - Jan. 31, 2011, a solid 24 Hillsborough listings went sale pending, including some with multiple offers and one closing at over $1,000 per sq. ft. For this same period last year (12/1/09-1/31/10) there were 16 sales. Increased confidence at all price points was evidenced from Hillsborough's key buyer demographics:

• Families, couples, and individuals coming down from San Francisco
• Move-up buyers from surrounding areas such as San Mateo and Burlingame
• Hillsborough homeowners scaling up or scaling down within Hillsborough
• Incoming executives for industries such as biotech, high tech, and investing
• Overseas buyers in increasingly liquid positions

Beyond the post-Lehman Bros. fallout and TARP phases of 2008 and 2009, the year 2010 and thus far 2011 have proven healthy transitional periods in getting buyers back into the marketplace, perceiving values, and more fundamentally, getting them off the sidelines and on with their lives. This is reflected by 2010's 125 total Hillsborough sales with total volume of $339,857,100, the best output since 2007, and in fact shadowing 2006's 123 sales and $364,533,850 in total volume. By comparison, 2005 embodied the old seller's market posting 152 sales and $421,470,933 in total volume. 2010 off-market activity,although not reported in MLS,was also steady. In our new adjusted market, the capabilities of the Realtor have never been more critical. World-class marketing plans, effective negotiating, connectivity with buyer profiles, and off-market networking are just some of the driving forces that influence success in this new sales environment. I look forward to demonstrating these strategic virtues and much more should you consider buying or selling in Hillsborough this year. For over 100 years,Hillsborough has been one of the most desirable communities in the country. The neighborhood synergy of top schools, sophisticated estates, and proximity to hallmarks of technology, finance, and education continues to inspire high demand from home buyers. With demand on the rise, and supply not burgeoning, I look forward to another promising year in Hillsborough real estate.

Best Regards,

Geoffrey Nelson

My listing at 630 Pullman Road, Hillsborough has just received a great price reduction from $4,180,000 now listed at $3,998,000. Custom built just 3 years ago, this Italian Renaissance-inspired home boasts over 5,200 sq. ft. of luxurious living at a prime Pullman Road address among other newer estates.

Please contact listing agent Geoffrey Nelson for further information and a private showing: (650) 455-3735  geoffrey@geoffreynelson.com

A statement of luxury always begins with the opening movement....my listing at 630 Pullman ($4,180,000) in Hillsborough's Carolands neighborhood reaches lyrical heights from the very first moment. Enter through hand-forged 10 ft. iron double doors to a foyer of soaring height and luxury. Ceilings reach 21 ft. A spiral staircase finesses its way down to gleaming marble floors. The statement is bold. Persuasively Classical. And your immediate impression of discriminating elegance.

Custom crafted just 3 years ago, this magnificent villa merges classical elegance and modern function. This preferred Carolands block is comprised of other newer luxury estates, and is not far from Upper Ralston’s “New Mansion Row.” From the curb, the architecture reflects Italian Renaissance themes with a towering columned portico and symmetrical scale. Stepping inside, the grand foyer is a composition unto itself, soaring two stories to 21 feet in height. A true “conversation piece,” this sophisticated salon is a first indication of the home’s fine detail and entertaining flair. The foyer is easily sized for a grand piano, and serves as an opulent extension of the gathering spaces. Just off the foyer, an executive library is trimmed with marble Corinthian columns, built-in cabinetry, and raised gas fireplace. The sunken living room is another classically elegant chamber. Brazilian cherrywood flooring adds richness beneath nearly 12 ft. ceilings. French doors access a rear terrace. Don’t miss the architect’s nuanced attention to the soffited ceilings, wainscot, and fireplace trim. The main living areas are further enhanced by an extravagant formal dining room and dramatic kitchen/family great room. The family media space is open to the kitchen and rests beneath raised 14+ ft. ceilings.

Floorplan amenities include 4 bedrooms, 4 full bathrooms, 2 half-bathrooms, plus dual offices (main level library + mezzanine office) throughout approx. 5,249 sq. ft. of living. A lower level provides perfect playroom or media space, complemented by a half-bathroom and a walk-out lanai patio ideal for table tennis or other recreation. The top floor, highlighted by a spectacular master suite, is a commanding perch accessible from both the grand staircase and the back staircase off of the family room. The mezzanine office makes a relaxed workstation complete with built-in cabinetry and airy foyer view.  In the master suite, luxuries include double door entry, 12 ft. + ceilings, marble fireplace, private terrace, and indulgent spa-like bathroom. The enormous walk-in closet also represents the generous executive scale. Throughout every inch, 630 Pullman reflects a commitment to luxurious detail and pure livability. For the new owners, lifestyle rewards include a prestigious estate location, optimum connection to Highway 280 and the airport, and all the convenience of a newer custom construction. C'est Magnifique!

This stunning home is also available as an executive lease for $9,800 per month.

Please contact Geoffrey Nelson for a private showing at (650) 455-3735 geoffrey@geoffreynelson.com

My listing at 25 Via Delizia in Hillsborough is truly one of the Town's most unique offerings. Mid-Century Modern was somewhat passed over in Hillsborough as more traditional ranchers anchored the sprawling parcels in the 1950s. But the artisitc merits and genuine livability of a home like 25 Via Delizia will continue to reward those with a discerning architectural palette. Lofty ceilings, walls of glass, and open indoor/outdoor gathering spaces are the hallmarks of this style...currently refreshingly en vogue.

"Experience this rare design achievement: a majestic meeting of modern architecture and riveting views."

Beyond gates, this brand new construction is a symphony of light, vistas, and the clean modernist aesthetic scarcely available to this degree. The home delivers complete freedom of indoor/outdoor entertaining with seamless transitions from interior chic to al fresco allure. Only the finest finishes and engineering prowess culminate in this architectural statement. The home is approached from a tucked-away cul-de-sac in Hillsborough's scenic Woodgate Hills enclave. The long driveway heightens anticipation of the unobstructed views. From the knolltop home site, the horizon unfolds amidst the textures of treetops, Bay, skyline, and twinkling lights...all enjoyed as a private portrait of your daily life. In the spirit of famed modernist Richard Neutra, the facade juxtaposes vertical and horizontal lines to accentuate the topography and co-exist with the natural site.

Architectural elements of symmetry, linear beauty, and motific repetition may have found their zenith in the hands of 16th Century Venetian architect Andrea Palladio, but here in Hillsborough, 2 Homs Court is a powerful modern interpretation of the form. Designed in 1986 by San Francisco's House & House Architects, the nearly 9,000 ft. residence at Lower South Hillsborough's premier cul-de-sac represents both timeless lines and stunning contemporary luxury.

Modern expressions of symmetry, infused natural light, and indoor/outdoor harmony articulate the open gathering spaces. Clean lines, stunning use of glass and limestone, and varied ceiling heights deliver both arresting presence and flowing function. From the high drama of the grand salon with its 24 ft. ceilings, to the many intimate details, the home is a celebration of significant design. The architect’s flair for the dramatic is never compromised by a commitment to fluid livability. The relationship of each room to the next becomes a signature of the architecture. Vestibules, linear passageways, and outside access points elevate the progression of space.  The eye is encouraged to explore this interplay of bold colors, streaming light, and exciting volume. Fully usable resort-like grounds are a panoramic canvas to be viewed from every room. Inside and out, this estate excels as a peerless and worldly destination for year-round entertaining on a grand scale.

Offered at $6,900,000