Belmont Median Home Price Soars 19.39% In One Month!

Or did it really? What do you do when you know the numbers must be wrong? Graph_trends

Numbers are of course just data and need to be interpreted well in order to be of any use.

Clearly there’s more inventory, there are fewer buyers and homes are sitting on the market longer. All this should equate to homes selling for less. Yet last month Belmont’s median home price shot up from $980,000 to $1,170,000. Are you thinking more expensive homes must have sold? Read on…

Granted, Belmont is a small market sample and is subject to dramatic swings in data on a month-to-month basis. Yet examining the last several years, though there are wild fluctuations, overall the trend appears rather clear and recent history reveals this to be an anomaly.

Belmont_median_trend

Often times the median home price will spike in a given period due to more expensive homes selling; that argument is made on a regular basis. The problem is how does one know if more expensive home are selling—perhaps homes are simply more expensive?

A more accurate statement to justify a momentary up-tick in values would be more large homes sold in a given period—larger home sell for more right?

If this is the case, we must first understand the profile of the median home in Belmont.

Click here to read more analysis on why the median price data is misleading!

Did the DOJ Get It Right?

One DOJ web page provides this insightful comment in a subtitle:

"B. The Internet’s Effect on the Real Estate Industry"

"With individuals assuming more of the responsibility to gather and assess information, less time and effort is required by real estate agents in assessing market conditions (for sellers) and in identifying and showing houses [(for buyers)]. The cost of an agent’s service, therefore, should go down reflecting this shift in burden."124

First this implies that everyone is assuming more responsibility gathering their own information. Some are and some are not.

The second part of the sentence: "…less time and effort is required by real estate agents in assessing market conditions (for sellers)…"

Nothing has changed in regard to the amount of time we spend to understand our local market. We still tour all the homes for sale whether we have a specific buyer for a property or not-we need to know the inventory. Agents cannot accurately asses the value of a home if they have not personally seen the comparables prior to the close of escrow. Isn’t that why appraisers call agents for the details on homes after they have closed escrow?

Third part:

"…less time and effort is required…in identifying and showing houses [(for buyers)".

Buyers may see a home on the internet and may exclude it from the search which in theory should cut down on the amount of time an agent will spend showing homes. This is an oversimplified version of how agents really find their buyer a suitable property. As stated before, we still see all of the homes for sale in order to be a specialist in our area. Buyers often want to see a home in person despite their initial on-line impression and often choose homes which they never would have entertained if it were not for their agent insisting on them taking a personal look. In fact the buyer’s access to instantaneous information has meant that agents must react even faster to the market and in many cases less efficiently. Prior to the email alerts systems which buyers now often subscribe to, agents previewed new listings for their clients on a specified "tour day" often in a caravan style with one or more agents riding in one car. With the Internet being updated every 15 minutes, agents are relegated to seeing all of the homes which meet their buyers needs every day in anticipation of an inquiry from their client.

Next Sentence:

"The cost of an agent’s service, therefore, should go down reflecting this shift in burden."

Burden, what burden are they referring to? A buyer’s voluntary perusal of available homes for sale which is provided solely because agents now create virtual tours, videos and upload all of the information is not a burden, it’s a marketing tool; but it doesn’t take the place of seeing a home first hand. Who pays for all of this new technology? What about the extra time and money spent in production?-perhaps that is why fees haven’t gone down as they anticipated.

On another page they continue by saying;"As a result, [of commissions staying at the same rate] the actual median commission paid by consumers rose sharply along with the run-up in home prices."

On this page the DOJ offers up a seemingly perplexing chart illustrating an apparent incongruity and implying that real estate compensation should be going down despite rising home prices due to healthy competition. What they apparently failed to take into consideration is that markets do not react perfectly and instantaneously to the adoption of new technologies simply because they exist. The technology learning curve which consumers and agents are enduring creates a lag in the effect competition will have on fees. Additionally, the influx of new agents, though dramatic, could not keep pace with the run-up in the median home prices; Licensees could not get licensed and effectively start practicing real estate at the same pace of home appreciation to provide ample competition and offset the higher commissions (in real dollars not as a percentage).

Don’t get me wrong, we’re all for competitive practices, but if the Department of Justice is going to be analyzing this data they need some better advisors helping them understand the industry.

When’s The Best Time to Sell a Home? (Part one of a five part series)

Drew & Christine Morgan-Belmont Real Estate

"Helping People Make Good Decisions"sm

Introduction:

Welcome to the introduction of our five part series on when is the best time to sell a home. We’ll examine issues that affect home values and selling opportunties on a macro level, and then provide detailed information for our market sector. We hope you enjoy the series.

When’s The Best Time to Sell a Home? That simple question is one of the most frequently asked when we meet a seller. Unfortunately, the answer is not as easy.

There are many factors which may influence your local market and having the data certainly helps one examine when may be the best time to sell a home

Everyone knows real estate highs and lows-like in business-are cyclical. The recent 10 year run up in home values nationwide appears at its end (for now); though some parts of the country remain more effected than others.

In this five part series we’ll examine some of the indicators you can watch when trying to determine where your local market may be headed.

On a macro scale, the overall housing outlook can be affected by a multitude of factors and indicators can be seen along the way. In this five part series we’ll look at the following:

And on a more local level:

We are entering uncharted waters with the recent defaults of high risk loans, Wall Street’s pull back on mortgage investments and the demise of several prominent lending institutions. Money will be harder to get and more expensive. Those who were counting on refinancing their variable rate mortgage at the end of its fixed period, have no equity left and cannot afford their current payment will be forced back into the rental market. This will cause home inventory levels to increase and home values to decrease. Fewer buyers with more choices will equate to lower selling prices. To the extent that jobs remain steady (or increase) interest rates level off, fallout from the mortgage industry dust settles and buyers perceive new opportunities to purchase their first home, this storm too shall pass. How much and how quickly it will be mitigated by these factors is anyone’s guess.

Thanks for reading this introduction and check back for the continuation of this five part series.

You can see detailed San Mateo County market reports on our web page at MorganHomes.com

Drew & Christine Morgan-Belmont Real Estate

"Helping People Make Good Decisions"sm

What’s in a Status Symbol?

Ever wondered why you might see a home with sign in the yard and not be able to find it on the internet? Read on. Status symbols and what they really mean.

This can be a bit confusing if you aren’t part of the local multiple listing service so allow me to clarify these terms.

When we list a home for sale is becomes "active" in the MLS system. That’s the first status and it’s referred to as status "1", aptly named. This is when people who have subscribed to automated email alerts generally receive an email announcement that the home has been listed for sale-often times indicated with an [A].

If you see a "Pending Release" or "Pending Sale Release" it typically means an offer was accepted which contains a contingency (usually on the sale of the buyer’s home). This means that the seller has accepted the offer but can release the buyer from the contract if they get another (usually better) offer. This is typically reported as "SALE PENDING RELEASE" or status "2" in the MLS system-also denoted as [PR].

A release clause may be employed in any contract but it’s typically relegated to sales wherein the buyer must sell a home to complete the transaction. Not wanting to be tied up for a protracted period of time, the seller may add a "release clause" to have an option to cancel the contract. Release clauses are typically upon 72 hour notice but they could be whatever the buyer and seller agree upon; and they are typically reserved for when the buyer has a home to sell but again they could be used in any scenario where the buyer and seller agree.

The way a release works is simple. Say you’ve accepted an offer on the home you are selling for $1,000,000, but the buyer must first sell their home to complete the transaction. The seller might agree to your offer but add a release clause stating that upon notification (some point in the escrow period) you have 72 hours to remove the contingency or the seller can then elect to cancel your contract and accept another offer or move a back-up offer into first position-it’s sort of a warning shot across the buyer’s bow if you will. Now let’s say another buyer brings you an offer for $20,000 more after you’re in contract with buyer #1. The first buyer must after written notice either remove their contingency within 72 hours or risk losing the property. So why would a buyer agree to this? Usually because they have no choice. Most sellers insist on this, but secondly the buyer may have sufficient funds in which to close the transaction either in stock or equity but for whatever reason would rather sell their home first. Faced with the 72 release notice, the buyer can then elect to let the home go to another buyer or cash in stocks or their equity and remove the contingency. This way the buyer is not forced into liquidating stocks or paying interest on an equity line of credit until and if necessary.

Status 3 is Pending Sale continue to show. [PS]

This simply means that the seller wants to continue and have their home shown to prospective buyers, and agents. Typically this means there are contingencies in the accepted offer and until they are removed it usually stays in this pending continue to show state. This status is typically reserved during financing and inspection contingencies.

Status 4 is Pending DO NOT SHOW. [PN]

This typically is used when all contingencies have been removed by the buyer but it too can be employed earlier at the seller’s election. This is usually where a property will drop off of the radar by most internet search engines. That’s why you may see a home with a sign in the yard but not be able to find it any longer in the MLS system via the internet.

Status 5 is SOLD and used for when the home has transferred title to the new owners.[S]

Disclaimer: This information is for entertainment purposes only and includes no legal, accounting or real estate advice nor is this response in tended to be specific to your situation-consult a specialist for your specific situation.

Ever wondered why you might see a home with sign in the yard and not be able to find it on the internet? Read on. Status symbols and what they really mean.

This can be a bit confusing if you aren’t part of the local multiple listing service so allow me to clarify these terms.

When we list a home for sale is becomes "active" in the MLS system. That’s the first status and it’s referred to as status "1", aptly named. This is when people who have subscribed to automated email alerts generally receive an email announcement that the home has been listed for sale-often times indicated with an [A].

If you see a "Pending Release" or "Pending Sale Release" it typically means an offer was accepted which contains a contingency (usually on the sale of the buyer’s home). This means that the seller has accepted the offer but can release the buyer from the contract if they get another (usually better) offer. This is typically reported as "SALE PENDING RELEASE" or status "2" in the MLS system-also denoted as [PR].

A release clause may be employed in any contract but it’s typically relegated to sales wherein the buyer must sell a home to complete the transaction. Not wanting to be tied up for a protracted period of time, the seller may add a "release clause" to have an option to cancel the contract. Release clauses are typically upon 72 hour notice but they could be whatever the buyer and seller agree upon; and they are typically reserved for when the buyer has a home to sell but again they could be used in any scenario where the buyer and seller agree.

The way a release works is simple. Say you’ve accepted an offer on the home you are selling for $1,000,000, but the buyer must first sell their home to complete the transaction. The seller might agree to your offer but add a release clause stating that upon notification (some point in the escrow period) you have 72 hours to remove the contingency or the seller can then elect to cancel your contract and accept another offer or move a back-up offer into first position-it’s sort of a warning shot across the buyer’s bow if you will. Now let’s say another buyer brings you an offer for $20,000 more after you’re in contract with buyer #1. The first buyer must after written notice either remove their contingency within 72 hours or risk losing the property. So why would a buyer agree to this? Usually because they have no choice. Most sellers insist on this, but secondly the buyer may have sufficient funds in which to close the transaction either in stock or equity but for whatever reason would rather sell their home first. Faced with the 72 release notice, the buyer can then elect to let the home go to another buyer or cash in stocks or their equity and remove the contingency. This way the buyer is not forced into liquidating stocks or paying interest on an equity line of credit until and if necessary.

Status 3 is Pending Sale continue to show. [PS]

This simply means that the seller wants to continue and have their home shown to prospective buyers, and agents. Typically this means there are contingencies in the accepted offer and until they are removed it usually stays in this pending continue to show state. This status is typically reserved during financing and inspection contingencies.

Status 4 is Pending DO NOT SHOW. [PN]

This typically is used when all contingencies have been removed by the buyer but it too can be employed earlier at the seller’s election. This is usually where a property will drop off of the radar by most internet search engines. That’s why you may see a home with a sign in the yard but not be able to find it any longer in the MLS system via the internet.

Status 5 is SOLD and used for when the home has transferred title to the new owners.[S]

Disclaimer: This information is for entertainment purposes only and includes no legal, accounting or real estate advice nor is this response in tended to be specific to your situation-consult a specialist for your specific situation.

Bay Area Market Watch

Many of the real estate stories you may be hearing are dealing with national or statewide issues and do not reflect our local market. That doesn’t mean that the overall housing picture doesn’t affect our market-it does. The perception of a declining market is all it takes to create one. As optimistic as homeowners are about the value of their homes, we believe that somewhere in the back of their minds there’s a nagging uncertainty of future valuation and a realization that at some point the run up in real estate values will come to an end. And of course it will. The question remains is this it? Are we there now?

In the Bay Area, conditions are not the same as many parts of the country where cities are reporting a rapid decline in home values. These are some of the factors which may enable the Bay Area to weather the current real estate storm better than other parts of the county:

  • The Bay Area is currently adding high paying jobs to the workforce,"… Jobs in the San Jose area increased 1.6 percent during the year."-increasing the demand for housing with high paying jobs that can support the Bay Area home prices. Though the overall employment picture is not as rosy as construction and other jobs related to the housing industry are waning.
  • The Bay Area rental market is tapped out at near 100% occupancy rates adding to the pressure to buy a home.
  • New construction is limited due to land constraints and fewer new homes starts as developer try and keep inventories low to buoy prices. This is keeping the supply of homes (inventory) at reasonable levels.
  • The last major downturn in real estate for the Bay Area was in 1990-1994 "…The country’s last recession begin in July 1990 and lasted until March 1991. But NBER did not officially declare the downturn over until December 1992." The actual decline in real estate values lasted about three years and then remained flat for another several years depending on what city you lived in). The difference between the last major decline in home values and the precipice we are on now is that we are not in a recession as we were in 1990.  Absent the need for homeowners to sell due to a job loss or relocation, sellers may choose to wait out the market. This would continue to keep inventory levels from skyrocketing as they did in 1990. Less motivated sellers equates to fewer "fire sales", helping keep values from plummeting.

This isn’t to say we aren’t in for a bumpy ride. The issues facing the sub-prime lending have led to increasing mortgage defaults around the country and have even the most enthusiastic real estate investors on edge. The Bay Area real estate market weathered the recession of 2001 fairly well and may do so again but any protracted or significant recession will have a huge impact on the Bay Area housing market due to the current low affordability index.

The optimism and expectations for Bay Area real estate are very high–too high to be sustainable. A pull-back will happen. When it will happen and how deep it will go is yet to be seen.

What should you do?

First time buyers who can afford a home, feel their jobs are secure and are not planning a move in the next several years should seriously consider buying a home while there’s more to choose from and less competiton. Chances are you’ll get a better deal than what the median prices reflect. In the early 1990’s the buyers who purchased a home despite flat (or declining) appreciation levels were in the best position when the market rebounded as pent-up demand for housing meant multiple offers and a rapid increase in home values (*the recession had been over for nearly two years before the Bay Area housing market had a significant rebound).

Trade-up sellers: This group really has nothing to lose by trading up in this market. Falling values means a more expensive trade-up home is less in real dollars. More inventory means more to choose from and seller’s are even considering a contingency on the sale of your residence-something we have not seen in years.

Disclaimer: This information is for entertainment purposes only and includes no legal, accounting or real estate advice nor is this response in tended to be specific to your situation-consult a specialist for your specific situation.

Drew & Christine Morgan Morganhomes.com

Visit our Blog at BeautifulMountainBlog.org

Disclaimer: This information is for entertainment purposes only and includes no legal, accounting or real estate advice nor is this response in tended to be specific to your situation-consult a specialist for your specific situation.

Belmont Median Price Trend & Inventory Levels 2004-2007

This graph shows sales for the last the last four years for Belmont, California. It’s interesting to note that even with higher inventory levels, the median price is till holding along the trend-line where it would be calculated to be based upon past trends, The third quarter ending period in September should add more valuable data to help understand if in deed the market forces are beginning to impact not just sales and inventory, put selling priced as well.

You can read more abou these grahs for Belnt and other openineuals cities on our web page at morganhomes.com

Also, visit our Belmont Blog at BeautifulMountainBlog.org

Full Service vs. Limited Service or Virtual Agents—Is There Room for Everyone?

The short answer is of course yes. Different sellers have different needs and abilities and some may choose a full service model and others limited or no service at all-the choices have been there all along. Yet the arrival of virtual Internet brokers has spawned a new ideology of it’s either "us or them".

The very survival of limited service or virtual Internet brokers relies on two things: The first is they are able to convince everyone that paying a 6% compensation is the only alternative to their "discount" model, and the second is that they must convince their prospects that the minimum service they provide is all that is needed to sell a home; and everything else which a full service agent does is a waste of their time and your money.

These assertions that they need you to believe are false. Frankly; it’s a bit surprising that the Department of Justice has not sought sanctions against this type of misinformation when the average real estate commission across the country closer to 5.1%. One of the most misleading impressions that limited or virtual companies imply is that full service agents and discount agents are mutually exclusive-they aren’t.

The second scenario is one which needs more discussion. The premise that a limited service or on-line virtual broker can sell your home is not as questionable as the issue of for how much? Any homeowner wishing to "sell" their home could market it considerably below market value and so long as they were able to communicate to the public that their home was for sale, they would most certainly be able to sell it. How much money they may leave on the bargaining table and the repercussions during and after the close of escrow may linger long after the check has cashed.

Hiring a real estate agent is akin to a homeowner deciding how to do a remodel. As a homeowner you have the right to be your own general contractor; what you have to ask yourself is a) do you want to take that on (do you have the time and ability) and b) are you qualified-as in knowledgeable. You also have the right to hire the cheapest general contractor you can find. But why complain about more expensive ones when cheaper ones are available. Hire who you want–there are options.

See Part Two–Examining the Real Estate Models

Drew & Christine Morgan Morganhomes.com

Visit our Blog at BeautifulMountainBlog.org

Disclaimer: This information is for entertainment purposes only and includes no legal, accounting or real estate advice nor is this response in tended to be specific to your situation-consult a specialist for your specific situation.

Sub-Prime Lending Mess

What is a sub-prime loan and why are the folks in trouble? Simply put a sub-prime loan was a loan which offered people to purchase homes for which they were not qualified to purchase. For example, a lender might have offered a new buyer the opportunity to own their own home with no money down. Many of these loans offered various payment options. The traditional payment of principle and Interest fully amortized over 15 or more commonly 30 year periods. At the end of 30 years, you owned the home. One variation was to offer an interest only payment. In this scenario the buyer would pay the interest portion of the monthly payment only—deferring the principle payment until the time of sale. In this scenario, a borrower never actually paid off the principle, but it helped many would-be homeowners become a "homeowner".

Here are three payment options many of these loans provided: principle and interest, interest only or negative amortization. A negatively amortized loan payment is less than a fully amortized payment or an interest only payment since the borrower is only paying a portion of the full inertest due and nothing towards the principle. In the following example we see what these three payment options would do to a homeowner’s payment.

Loan amount            $300,000    Rate 6.5%

Principle & Interest payment    $1,896.20

Interest only            $1,625.00

Negatively Amortized        $1,125.00 (4.5%)

As is evident, it was very tempting to opt for the negatively amortized loan since it dropped the out of pocket monthly mortgage payment $771.00. Of course this meant that the loan actually grew rather than diminished which is why it is called negatively amortized as opposed to fully amortized. The $500.00 difference between the interest only payment at 6.4% of $1,625.00 and the lower effective payment at 4.5% of $1,125.00 was added to the loan balance each month—though the payment stayed the same.

Why would anyone take out a negatively amortized loan? Simple; it made housing more affordable or in some cases more housing affordable. For investors, it freed up much needed monthly cash flow (money used to purchase other investment properties) and made owning investment properties where otherwise rents would not cover their expenses, affordable.

Why in many cases it didn’t work.

Banks made a huge error by aggressively qualifying the borrower at the artificially lower negatively amortized rate. In the above example, a borrower would only have to quality for the 4.5% payment instead of the 6.5% actually charged. Many of these loans were only capped at these lower rates for five years. When these began adjusting to higher interest rates—the actual market rate— homeowners and investors alike found themselves in trouble.

For investors, owning a property where the rents no longer cover their expenses, no longer made sense and they began selling their properties as fast as possible. Since many of these investors took out the similar loans, many began adjusting at about the same time—flooding the market which speculative property sales.

Many homeowners faced with the same interest rate adjustment dilemma found they could no longer afford the monthly payment. In cases where they had put no money down, and opted for the negative payment, they soon found themselves with no equity either—further tempting them into loan default status. Since they had nothing to lose, many simply walked away from their homes.

As one can imagine, with this many homes coming available at the same time, compounded by the overabundance of new construction, inventories rose at a time when buyers wanted out of the market. Fewer buyers, and more inventory equals lower prices, mortgage defaults and short sales where the lender agrees to settle for lees than what is owed.

Back to "Grieving"

Five Stages of Grieving Sellers

The real estate market as a whole is still in its first stage of grieving—denial. Grieving Most are aware of the five stages of grieving; denial, anger, bargaining, depression and acceptance. Denial set in as sellers refused to comprehend that the market that they so came to enjoy—a seller’s market—vanished. Some are coming to grips with their anger knowing they should have sold a year earlier, and only a minority of sellers are to the point of bargaining (as depressed as they are about it) with buyers and accepting lower prices for their homes. These are the homes buyers should be seeking out.

Why aren’t more sellers to the point of acceptance?

It’s simple human nature to not acknowledge you timed a market wrong. Each real estate market cycle is different. In an attempt to predict the market’s outcome we rely on past experience and historical records. But understanding the similarities is as important as examining the differences. One has to look to 1990 to find home sales as low as today. Are these two cycles similar? Let’s examine the differences.

In 1990 the recession and the subsequent exodus of Bay Area jobs impacted home values as many sellers were forced to relocate when companies began downsizing. This sharp increase in inventory of available homes coupled with a recession, fewer jobs and decreasing consumer confidence led to a decline in the median home price.

Today’s Bay Area sellers are not in the dire position many homeowners found themselves in the 1990’s. Jobs are plentiful, and sellers would rather wait out the market than sell at a discount.

Then why are homes sales down in the Bay Area?

The perception that home values will soon drop in step with the many other regions has no doubt contributed to the reluctance of buyers committing to purchasing their first home.

But why hasn’t the Bay Area experienced similar price declines that other regions?

There are several reasons that homes values are declining statewide. The main reason being the large number of homes which were financed with sub-prime loans now for sale and the sudden run-up in appreciation levels. This large inventory of first-time buyer homes which are available either through foreclosure or voluntary liquidation, coupled with more stringent lending practices has decreased demand and increased the supply. The sub-prime loan debacle certainly accounts for the majority of the decline in homes sales—statewide. But what about the Bay Area? Unlike many other parts of the state the sub-prime defaults have not impacted our area to the same degree as say the Central Valley. Primarily this is because most Bay Area homes were not purchased using sub-prime loans.

The Bay Area has historically fared better than many other regions due to the Median_valueslarge demand for the quality of life it has to offer. It has also seen historically higher cost for housing. Further defining the market, the Peninsula specifically enjoys an attractive quality of life with low crime, excellent schools, shorter commutes to high paying jobs, mild weather and access to the ocean, beaches and three international airports. One need look no further than the commute traffic leading to the east bay and clogging the bridges to understand why people would rather live on the peninsula. It stands to reason that if Peninsula home values were to decline, values would decline in other regions first—prices quickly being filled buoying Peninsula home values.

What can the Peninsula housing market expect?

If history is any indicator, the Peninsula will ride out the current market adjustments with less impact than other regions. The chart below suggest that although there are certainly small peaks and valleys in the median price of homes, the overall increase in the Bay Area is significant and more isolated from volatile market fluctuations as compared to the state or country as a whole.

Interest rates remain extremely favorable, jobs are on the increase, and though we expect appreciation levels to drop since the first-time home buyer affordability index is so low, we expect to see a relatively flat market through the first quarter of 2008. It appears to be only a matter of time before home values rebound.

Let’s look back.

In 1996 the Bay Area housing market began a steady climb after years of remaining flat. The market decline began in 1990 which coincided with the aforementioned recession, but remained flat well after the recession was over in 1991. From 1993 to 1996 there was no logical reason why buyers should not purchase a home. What kept buyers at bay was the fear of having just seen home values drop off their precipice is 1989. Eventually though, smart buyers gradually returned to the housing market and those who purchased a home when the market was flat, were in an excellent position when the market began its historic climb in 1996.

It’s interesting to note that in after five consecutive years of waning appreciation levels the lowest level was reached in 1995—only $6,000 off of the high in 1989.

Median_ca_values

So when should a first time buyer get into the market? When they can afford to. When they feel their job situation is secure. Smart buyers don’t follow the herds—they seek opportunities. Playing a game of timing the absolute bottom of any market is pure guess work. When the media reports that home values are on their way up, buyers have already missed an opportunity.

Want to discuss this? Reply, email or call us and we’d be glad to consult with interested buyers or sellers.

Belmont Chamber Events 10/29/2007
Belmont Chamber of Commerce
October 29, 2007

Below are the upcoming events of Belmont Chamber and City that are happening this week.  If you have items that you would like to include please let us know. 

Sundays @8:30AM – 1:00PM ~ Farmers Market – Booth space available.

NOW YEAR ROUND!!!
If you would like to promote your company – come and share the Chambers booth.  This is a free service to members of Belmont Chamber.  Call the office at 650-595-8696 or Email us at execdirector@belmontchamber.org with dates and times that you would like to reserve part of the booth.  This is a GREAT way to reach the community.

Monday-Saturday @ 10AM and Sunday 1PM ~ Friends’ Book Store

Location: Belmont Library, 1110 Alameda de las Pulgas

Proceeds benefit the Belmont Library.  Information: 650-593-5650

Monday, October 1st – Monday, November 5th ~ Dolly’s Hal-O-Ween pet photo contest
Location:  Dolly’s Treasures
Enter up to 2, 5×7 or smaller, photos of your pet (costumes optional).  You may bring your photo(s) to Dolly’s Treasures in the Carlmont Village Shopping Center, Belmont. or e-mail to dollydawg@sbcglobal.net  The photos will be posted at our store and customers will be able to vote for their favorites– Nov 6th through Nov 17th.  The photos receiving the most votes will be eligible to win one of 3 pet gift baskets from dolly’s Treasures. Value up to $50.00.

September 10th – November 3rd @ 2:00 PM & 3:00PM ~ National Weight Loss Contest
Location:  Healthy Inspirations – 390 El Camino Real #H
ealthy Inspirations is having a National Weight Loss Contest called, "Get Inspired to lose it". The contest starts September 10th & ends November 3rd, just in time for the holidays. It is an 8 week fun program open to all women, including Teens. Everyone participating will receive a T-shirt & pedometer. There will be big cash awards!!  So hurry into Healthy Inspirations to register for the contest. Located at 390 El Camino Real, #H, Belmont. Call 650-595-5239 for additional information.

Monday, October 29th @ 12PM~ Rotary Meeting
Location:  The Van’s Restaurant "on the hill"
The Belmont Rotary meets every Monday at The Van’s Restaurant "on the hill"!

Tuesday, October 30th @ 8:00AM ~ Lions Meeting
Location:  IHOP on El Camino Real in Belmont

The newly constituted Belmont Lions Club meets on the First and Third Tuesday of the month at 8:00 a.m. at the Belmont IHOP.  New members are most welcome. 

Wednesday, October 31st, 2007 ~ CSM Fall Health Fair
Location: CSM Building 5
Free and open to public
Contact: 650.574.6396
This event will features more than 30 health services-related booths (for example, blood pressure screening, blood sugar testing, massage, podiatry, yoga & fitness, acupressure and pandemic flu preparedness). A blood drive will also be held. Flu shots will be administered. Other highlights include free food and prizes.

Saturday, November 3rd @ 7:30 PM ~ Concerto Competition

Location: Taube Conference Center

Student performers compete for solo performances with the Redwood Symphony’s 2008 season.  Awards in Vocal and Instrumental categories.

Admission $5 general

Monday, November 5th @ 12PM~ Rotary Meeting

Location:  The Van’s Restaurant "on the hill"

The Belmont Rotary meets every Monday at The Van’s Restaurant "on the hill"!


Tuesday, November 6th, 2007 ~ General Municipal Election

Location:  City of Belmont

The City of Belmont will hold a General Municipal Election on November 6th.  More details to follow.

Tuesday, November 6th @ 8:00AM ~ Lions Meeting

Location:  IHOP on El Camino Real in Belmont

The newly constituted Belmont Lions Club meets on the First and Third Tuesday of the month at 8:00 a.m. at the Belmont IHOP.  New members are most welcome. 

Wednesday, November 6th @ 7:00PM ~ Park & Recreation Commission Meeting

Location:  City Council Chambers – One Twin Pines Lane

Meetings are held in City Hall Council Chambers – One Twin Pines Lane in Belmont; on the first Wednesday of each month at 7PM

Tuesday, November 6th @ 7:00PM ~ Planning Commission Meeting

Location:  City Council Chambers – One Twin Pines Lane

The City of Belmont Planning Commission meets on the first and third Tuesday of each month at 7:00 p.m. in the Belmont Council Chambers One Twin Pines Lane, Belmont, CA.  Planning Commission meetings broadcast live on Channel 27 – Also available on the Internet at: http://www.communitymediacenter.net/watch/belmont_webcast/index.html


Wednsday, November 7th @ 6PM ~ Flight of imagination
Location: Hiller Aviation Museum, 601 Skyway Road, San Carlos
Family Connections with the support of Linden Tree Bookstore and Hiller Aviation Museum invites you to celebrate children’s literature at our ninth annual fundraiser.  Come and enjoy complimentary refreshments, book sales, book signing and a raffle for fabulous prizes.  Tickets: $20 in advance and $25 at the door.  This event is not recommended for children.

Saturday, November 10th, and Sunday, Nov. 11th @ Library Hours ~ Second Annual Fobl Book Store Sale
Location:  Belmont Library, Taube Room
Many books at 50%, some at 20%, with Special books at 20% off for Friends’ members.

Saturday, November 10 @ 12-5 PM and Sunday, November 11th  @ 1-5PM ~ Second Annual Friends’ Store Sale
Location: Belmont Library, 1110 Alameda de las Pulgas
20-50% off great books.  Sponsored by Friends of the Belmont Library.  Information: 650-593-5650

Sunday, November 11th @ 1-4PM ~ Content, Curated by Arabella Decker
Location: Peninsula Museum of Art, in Twin Pines Park
Peninsula museum of Art presents Content, curated by Araella Decker

Sunday, November 11th @ 3PM ~ The Three Sopranos
Location: Ralston Hall Mansion Ballroom
An ireverent approach to operas greatest hits and musical theater classics: presented by Marcelle Dronkers, "Cackle-atura Soprano," Aurora Bardes, "Drama Queen," Debra Lambert, "Messy-Soprano."

Admission $20/$10 Seniors and Students

Monday, November 12th @ 12PM~ Rotary Meeting
Location:  The Van’s Restaurant "on the hill"
The Belmont Rotary meets every Monday at The Van’s Restaurant "on the hill"!

Tuesday, November 13th @ 7PM ~ American Association of University of Women

Location: Belmont Library, 1110 Alameda de las Pulgas

A member of the San Mateo County Sheriff’s Office will speak on "Women in Custody-A Growing Population."  Information: 650-593-1950

Tuesday, November 13th @ 7:30PM ~ City Council Meeting

Location:  City Council Chambers – One Twin Pines Lane

City Council meets on the second and fourth Tuesday of the month at 7:30 p.m. in the City Council Chambers, One Twin Pines Lane in Belmont. Council meetings are broadcast live on Cable Channel 27 in Belmont.  If you would like to contact the City Council collectively, please use the following link:  CityCouncil@belmont.gov – Please be advised: Our Mail Server does not accept files over 2 megabytes. Planning Commission meetings broadcast live on Channel 27 – Also available on the Internet at: http://www.communitymediacenter.net/watch/belmont_webcast/index.html

Friday, November 16th @ 8 am ~ CSM Jazz fest (All Day)
Location: CSM Theatre
Contact: 650.574.6163
More details are forthcoming.

Friday November 16th @ 4 – 7PM and Saturday November 17th @ 12-4PM ~ Ralston Florist Open House

Location: Ralston Florist, 936 Ralston Avenue

Welcome the holiday season in with Ralston Florist’s Open House.  Shop for gifts and home décor while sipping cider.  Watch our talented designers demonstrate ways with flowers and gifts.  Demonstrations at 4, 5 & 6 o’clock on Saturday.  Door prizes, discounts and specials both days.  R.S.V.P 650-592-6313

Saturday, November 17th and Sunday, November 18th @ 10AM to 4PM ~ Book Nook Holiday Sale

Location: Book Nook, #7 Twin Pines Lane, Belmont

During the Holiday Crafts Fair.  Sponsored by Friends of the Belmont Library.  Information: 650-593-5650

Saturday, November 17th & 18th @ 10-4 PM~ Book Nook Holiday Sale
Location: Book Nook
Open during the Holiday Craft Fair
at Twin Pines Park.

Saturday, November 17th, 8 to 11 pm ~ Jazz Under the Stars at CSM
Location: CSM Building 36, Fourth Floor Observatory
Free and open to public
Contact: 650.378.7241 or collegeofsanmateo.edu/astronomy
This is a monthly star party near the first quarter moon and is held weather permitting. Through telescopes, see lunar mountains & craters, Jupiter, galaxies and more–all while listening to the sound of KCSM Jazz 91.1 FM. Free parking in lots 7 & 8 (collegeofsanmateo.edu/map). This event is co-sponsored by CSM and the San Mateo County Astronomical Society.

Saturday & Sunday, November 17 & 18, 2007 @ 10AM until 4PM ~ Holiday Craft Faire

Location:  Twin Pines Senior & Community Center

Come and get ready for the Holidays; buy items to give and decorate your home.  For more information call 650-595-7444

Sunday, November 18, 2007 @ 1PM – 4 PM ~ Home for the Holidays

Location: Ralston Hall Mansion, Notre Dame de Namur University, 1500 Ralston Ave.

Join us for a festive afternoon including a light luncheon and deserts, spirits of the season, boutique marketplace, informal modeling of special occasion fashions, designer holiday decorations and lively entertainment.  Adults $30 before November 9th and $40 after November 9th.  Ages 11-17  $20.  Please call 650-508-3501 for tickets.  Information 650-508-3645.

Monday, November 19th @ 12PM~ Rotary Meeting
Location:  The Van’s Restaurant "on the hill"
The Belmont Rotary meets every Monday at The Van’s Restaurant "on the hill"!

Tuesday, November 20th @ 7:00PM ~ Planning Commission Meeting

Location:  City Council Chambers – One Twin Pines Lane

The City of Belmont Planning Commission meets on the first and third Tuesday of each month at 7:00 p.m. in the Belmont Council Chambers One Twin Pines Lane, Belmont, CA.  Planning Commission meetings broadcast live on Channel 27 – Also available on the Internet at: http://www.communitymediacenter.net/watch/belmont_webcast/index.html


Tuesday, November 20th @ 8:00AM ~ Lions Meeting
Location:  IHOP on El Camino Real in Belmont

The newly constituted Belmont Lions Club meets on the First and Third Tuesday of the month at 8:00 a.m. at the Belmont IHOP.  New members are most welcome. 

Thursday, Novenber 22nd @ 6:30PM ~ Water District Board Meeting
Location:  3 Dairy Lane
The Mid-Peninsula Water District Board of Directors holds their regular monthly meetings on the 4th Thursday of every month.  Meetings are held at the District office located at 3 Dairy Lane, Belmont.  Meetings start at 6:30pm and the public is invited at attend.  Change of meeting dates due to the holidays:  November’s meeting will be held on Tuesday, November 13, 2007 and December’s meeting will be held on Thursday, December 13, 2007.

Monday, November 26th @ 12PM ~ Rotary Meeting
Location:  The Van’s Restaurant "on the hill"
The Belmont Rotary meets every Monday at The Van’s Restaurant "on the hill"! 

Monday, November 26th, 2007 in the evening ~ Light of Belmont Christmas tree

Location:  Carlmont Shopping Center

The Christmas tree at the Carlmont Village Shopping Center will have its annual lighting of Belmont’s Christmas tree.  More details to follow – mark your calendar.

Tuesday, November 27th  @ 7:30PM ~ City Council Meeting

Location:  City Council Chambers – One Twin Pines Lane

City Council meets on the second and fourth Tuesday of the month at 7:30 p.m. in the City Council Chambers, One Twin Pines Lane in Belmont. Council meetings are broadcast live on Cable Channel 27 in Belmont.  If you would like to contact the City Council collectively, please use the following link:  CityCouncil@belmont.gov – Please be advised: Our Mail Server does not accept files over 2 megabytes. Planning Commission meetings broadcast live on Channel 27 – Also available on the Internet at: http://www.communitymediacenter.net/watch/belmont_webcast/index.html

Friday, November 30th, 2007 @ 6PM-11:30PM ~ The 10th Holiday Gala "All that Glitters"

Location:  Oracle Conference Center

Annual Fundraising Gala – This event is to raise money for the Arts & Education Foundation to let the community have a grant source for arts and education.  An evening of entertainment, raffle items, dance and CHEER!!!

Saturday, December 1st @ 8:00PM & Sunday, December 2nd @ 3:00PM ~ Viva la Musica
Location: St. Mark’s Church, 325 Marine View, Belmont (off Hiller Avenue)
Viva la Musica, a Belmont-based 60-voice community chorus under the direction of Shulamit offman
Program: Handel’s Messiah (highlights), and holiday music written by composer friends of Viva
Tickets can be purchased by calling (650) 281-9663 or via the website at www.vivalamusica.org
Don’t wait to get tickets as these concerts often sell out! Come and hear one of the premier choral groups on the Peninsula in their new home!

Tuesday, December 4th @ 7:00PM ~ Planning Commission Meeting

Location:  City Council Chambers – One Twin Pines Lane

The City of Belmont Planning Commission meets on the first and third Tuesday of each month at 7:00 p.m. in the Belmont Council Chambers One Twin Pines Lane, Belmont, CA.  Planning Commission meetings broadcast live on Channel 27 – Also available on the Internet at: http://www.communitymediacenter.net/watch/belmont_webcast/index.html


Wednesday, December 5th 2007 @ 6:30 PM ~ Tree Lighting Ceremony

Location:  Civic Center, 1 Twin Pines Lane

Viva la Musica will be caroling.   Viva la Musica, a Belmont-based 60-voice community chorus under the direction of Shulamit Hoffman.

Friday, December 7th, 2007 and Saturday and December 8th, 2007 @ 7:30 PM ~ Christmas Double Bill

Location: Cunningham Memorial Chapel

Amahil and the Night Visitors

Menotti’s famous Christmas opera, conducted by Henry Mollicone, directed by Greg Fritsch, performed by the NDNU/Pocket Opera Studio.

NDNU Concert Choir

The new choir makes its debut, performing music of the season, under the direction of Michael Najar.

Admission $20/$10 Seniors and Students


Saturday, December 8th, 2007 @10AM until Noon ~ Breakfast with Santa

Location:  Twin Pines Senior & Community Center

Come and have Breakfast with Santa Claus.  For more information call 650-595-7444

Saturday, December 8th @ 1PM – 4PM ~ Santa Paws
Location: Dolly’s Treasures, in the Carlmont Village Shopping Center
Bring your pet for a photo opportunity with Santa.  This event is to benefit
animal rescue organizations in the Bay Area.  Donations of $20 or more will receive 2 4×6"
prints of your pet (and or you) with Santa, plus a CD of all the original pictures taken of your pet during the photo shoot.

Saturday, December 8th @ 11:00 AM – 3:00PM ~ Blood Drive
Location:  Bloodmobile in parking lot of Carlmont Village Shopping Center – Corner of Alameda de las Pulgas and Ralston
Carlmont Village Shopping Center and Belmont Chamber of Commerce are sponsoring this annual Blood Drive.  You can sign up on line at www.bloodheroes.com – Sponsor code: carlmont.  If you have questions contact Esther at 650-652-4124.  Walk-ups are welcome!

Tuesday, December 11th @ 7:30PM ~ Broadway Studio Showcase

Location: NDNU Theater

Directed by Marc Jackobs

Music Direction by William Liberatore

Choreography by Dottie Lester White

Songs, scenes and dances performed by the Fall 2007 Musical Theater Workshop

Admission $5


Tuesday, December 11th @ 7:30PM ~ City Council Meeting

Location:  City Council Chambers – One Twin Pines Lane

City Council meets on the second and fourth Tuesday of the month at 7:30 p.m. in the City Council Chambers, One Twin Pines Lane in Belmont. Council meetings are broadcast live on Cable Channel 27 in Belmont.  If you would like to contact the City Council collectively, please use the following link:  CityCouncil@belmont.gov – Please be advised: Our Mail Server does not accept files over 2 megabytes. Planning Commission meetings broadcast live on Channel 27 – Also available on the Internet at: http://www.communitymediacenter.net/watch/belmont_webcast/index.html

Thursday, December 13th  @ 6:30PM ~ Water District Board Meeting
Location:  3 Dairy Lane
The Mid-Peninsula Water District Board of Directors holds their regular monthly meetings on the 4th Thursday of every month.  Meetings are held at the District office located at 3 Dairy Lane, Belmont.  Meetings start at 6:30pm and the public is invited at attend. 

Park and Recreation now has online registration; http://activenet4.active.com/belmontparksandrecreation/.  If you have an Activity, Camp, Class or Swimming that you would like to sign up for, just click on the http above.  You can sign-up 24/7. 

 

 

This email was sent to cmorgan@morganhomes.com, by execdirector@belmontchamber.org

Belmont Chamber of Commerce | 1059A Alameda de Las Pulgas | Belmont | CA | 94002