5 NEW rugs that are going to blow your mind

Want to see some new looks for 2019 that will make your home ready for 2020 and beyond?

These hand knotted designs are so fresh they will glam up your place for decades to come.

All rugs are available to purchase from Graye Los Angeles 310-385-7872

http://www.graye-la.com

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Heaven

Whether your space is industrial or more traditional, we think this rug would look incredible, I’m picturing it in my dining room accenting my appetite.

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Laser

For Fornasetti’s sake. This eye popping example isn’t for everyone but if you have a sense of whimsey and the right room…

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Face

Oh my Ombre. The creator of these rugs tell us it took years, and many failed attempts to get the perfect custom blend and gradient. These hand knotted designs take the expert adult weavers years to make and the quality of the color shift is sublime.

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Ombre

You have to see this one in person to really appreciate the wonderful sense of color and style.

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visioni

Berry Merry Christmas French toast recipe.

Ingredients

1 loaf French bread (13 to 16 ounces)

8 large eggs

2 cups half-and-half

1 cup milk

2 tablespoons granulated sugar

1 teaspoon vanilla extract

1/4 teaspoon ground cinnamon

1/4 teaspoon ground nutmeg

Dash salt

Praline Topping, recipe follows

Maple syrup

assorted berries and bananas

Praline Topping:

1/2 pound (2 sticks) butter

1 cup packed light brown sugar

1 cup chopped pecans

2 tablespoons light corn syrup

1/2 teaspoon ground cinnamon

1/2 teaspoon ground nutmeg

Directions

  1. Slice French bread into 20 slices, 1-inch each. (Use any extra bread for garlic toast or bread crumbs). Arrange slices in a generously buttered 9 by 13-inch flat baking dish in 2 rows, overlapping the slices. In a large bowl, combine the eggs, half-and-half, milk, sugar, vanilla, cinnamon, nutmeg and salt and beat with a rotary beater or whisk until blended but not too bubbly. Pour mixture over the bread slices, making sure all are covered evenly with the milk-egg mixture. Spoon some of the mixture in between the slices. Cover with foil and refrigerate overnight.

  2. The next day, preheat oven to 350 degrees F.

  3. Spread Praline Topping evenly over the bread and bake for 40 minutes, until puffed and lightly golden. Serve with maple syrup.

Praline Topping:

  1. Combine all ingredients in a medium bowl and blend well. Makes enough for Baked French Toast Casserole.



SOLD! For $25,000 over asking price.

 

750 N Kings Road unit 221

1 bedroom 1 bathroom 800 sq. feet

Remodeled kitchen and bathroom.

new flooring

interior courtyard unit which is quiet and private.

LOW HOA only $351

With a 91 walk score and close proximity to Gelsons, Starbucks, 24 hour fitness, the Beverly Center, the Grove, The Sunset strip, Melrose, There is so much you can do very close to this Condo. 

The one thing you can't do is wait. It's going to sell in a flash.  

 

The website www.walkscore.com ranks this condo as a 91!

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Zillow CEO Spencer Rasccoff Sells Home for 40% LESS than Zestimate

 

      Key Takeaways

  • Agents can demonstrate the Zestimate's shortcomings by showing the discrepancy between the sales price of a home formerly owned by Zilow CEO Spencer Rascoff and its Zestimates.
  • Luxury home Zestimates are more likely to be off than others due to 'non-quantifiable facts.' 
  • Irregular lot sizes or proximity to 'arterial' roads can sometimes throw off Zestimates. 


 

 

Zillow CEO Spencer Rascoff may have recently given real estate agents a gift they won’t soon forget: a sure-fire way to show that Zestimates can miss by a mile.

How? By selling a property for much less than its Zestimate.

On February 29, Rascoff sold a Seattle home for $1.05 million, 40 percent less than the Zestimate of $1.75 million shown on its property page a day later.

The gap between the Zestimate of Rascoff’s former property and its sales price has decreased only modestly since then.

Zillow readily acknowledges that Zestimates can be inaccurate, but some consumers can still take them at face value, causing headaches for agents.

 

Citing the chasm between the sales price of Rascoff’s former home and the property’s Zestimate may be one way for real estate professionals to show clients that Zestimates are, as Zillow says, only a conversation starter for pricing a home, not the final word on its value.

Philip Gray, a San Leandro, California-based appraiser, is taking this approach. Bringing up the Zestimate of the property Rascoff recently offloaded will help him deal with the frequent pushback he receives from homeowners “who think Zillow is the magic 8-ball,” he said.

 

‘We missed’ 

Zestimates on Rascoff’s former home have certainly been overstating the property’s value, said Zillow Chief Analytics Officer Stan Humphries.

“The fact that we missed and there are empirical reasons we missed — that’s a great conversation that real estate agents should have” with consumers, he said, citing the property’s irregular lot and location on a busy road as partly responsible for its Zestimate’s inaccuracy.

But he expressed hope that, in the same discussion, agents also won’t instill “data nihilism” in consumers, and that they acknowledge that humans also can miss the mark.

Smaller gap at start

In July, the Zestimate of Rascoff’s former property wouldn’t have raised the eyebrows of anyone who’s familiar with automated valuation models (AVMs). At $1.388 million, the property’s Zestimate was 7.3 percent higher than its listing price of $1.295 million at the time.

Since Zillow only shows revised historical Zestimate data on property pages, the home’s property page currently indicates that the property’s Zestimate was around $1.6 million in July 2015, somewhere in the neighborhood of $200,000 more than the Zestimate that actually appeared on its property page on July 17, 2015.

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Screen shot showing historically revised February Zestimate of Rascoff’s former property.

For all anyone knew in July 2015, the property might have eventually sold at a price closer to its Zestimate than its listing price.

But that didn’t happen. The home later sold for $1.05 million, 19 percent below its July listing price. Undergoing a number of price cuts, the property was listed and de-listed several times between when it was originally listed on July 7, 2015 and when it sold on February 29, 2016.

If Rascoff thought his home was worth its July listing price, the outcome of the sale might have come as a disappointment. But if the success of the transaction were judged by the property’s Zestimate, it was a failure.

The home’s Zestimate was $1,750,405 on March 1, the day after the property sold for $1,050,000.

If that Zestimate were accurate, it would mean the chief of the biggest name in real estate and the recent co-author of a book about “the new rules of real estate” would have sold his home for 40 percent less than it was worth.

Automated valuations vary

In addition to highlighting the shortcomings of Zestimates, the Zestimate of Rascoff’s home also brings into focus the potential for some automated valuations to be more accurate than others.

Unlike Zillow’s property page on the home the day after it sold, Redfin’s page on the home showed that the sale had occurred. At the time, it displayed a valuation of $1.1 million — much closer to the property’s sales price of $1.05 million.

 

Redfin property page of Rascoff’s former property shows a home value estimate of $1.1 million the day after it sold.

On Thursday, May 5, Redfin’s estimate of the home’s value was $1.3 million.

So while Zillow’s estimate had come down by around $140,000 since the home sold, Redfin’s had increased by about $200,000. Both differed from the price the home sold for a little over two months ago by hundreds of thousands of dollars.

Zillow has since added the sales price of Rascoff’s former home to its property page.

The property’s Zestimate had slipped from $1,750,405 the day after it sold to $1,608,670 on May 5, but its Zestimate on May 5 still only represented 65 percent of what the home sold for a little over two months before.

To judge the Zestimate’s accuracy based solely on the gap between the sales price of Rascoff’s former home and its Zestimate would probably be unfair. The discrepancy is unusually wide, according to what Zillow says is the Zestimate’s median error rate.

Zillow puts the Zestimate’s national median error rate at 7.9 percent, meaning half of Zestimates nationwide are within 7.9 percent of a home’s sales price and half are off by more than 7.9 percent. The listing portal claims an even higher level of accuracy in Seattle, where Rascoff’s former home is located.

There, Zestimates for half of homes are supposed to be within 6.1 percent of their sales price, while half are supposed to be off by more than 6.1 percent. This suggests that the Zestimate of Rascoff’s home missed by much more than normal in Seattle.

Why was that?

One reason is that the home’s Zestimate was comparing Rascoff’s former home, which is located on a triangular lot, to recently sold homes located on rectangular lots, according to Humphries.

Since rectangular lots provide more utility than triangular lots, he said, that meant the Zestimate was overvaluing the plot of Rascoff’s home.

Another reason was that Rascoff’s home was located on an “arterial” road while nearby recently sold homes sat on quieter streets.

Zillow continues to research how to program Zestimates to account for such factors, but “we haven’t fully cracked the nut on that one” yet, Humphries said.

‘The classic luxury homes problem’

Zillow Senior Economist Skylar Olsen added that the Zestimate of Rascoff’s home represents “the classic luxury homes problem.”

Zestimates can’t take into account “non-quantifiable facts,” such as layout design or lighting, and these facts can have much more of an effect on the values of luxury homes than less expensive properties, she said.

Real estate agents can see how special features impact a property’s value, but the “Zestimate algorithm can’t know” and “at this point in time, it’s not designed to know,” she said.

The reason why the Zestimate of Rascoff’s former property hasn’t dropped dramatically since selling at a much lower price than Zestimates leading up to the sale is that the Zestimates have a “smoothing function” designed to keep them from overreacting to recent property sales.

The Zestimate on the Rascoff’s former property will gradually come down to more closely resemble its sales price. And upcoming updates to the Zestimate’s algorithms will adjust the smoothing function so that the Zestimate of a home that sells will come to more closely mirror its sales price much faster.

Also worth noting is that Zillow does not have access to sold listing data from the Northwest Multiple Listing Service, the MLS that covers Seattle. Automated valuation models (AVMs) that crunch sold MLS data can have an advantage over AVMs that only use public sales records — which are the only sales records used by Zestimates covering Seattle.

While Zillow says on its website that most consumers understand that Zestimates truly are only estimates, the listing portal concedes that, sometimes, “someone will come along that insists on setting the price they are willing to buy or sell for based solely on the Zestimate.”

Zillow goes on to say that “education is the key” and that, armed with knowledge of how Zestimates are calculated along with their local median error rate, agents can explain “why the Zestimate is a good starting point as well as a historical reference, but it should not be used for pricing a home.”

While Zestimates can create hassles for agents, some agents would certainly agree with Zillow’s assertion that understanding how a Zestimate is calculated, along with its strengths and weaknesses, “can provide the real estate pro with an opportunity to demonstrate their expertise.”

The gap between the Zestimate of Rascoff’s former property and its sales price may have made it easier for agents to seize that opportunity.

Zillow’s Humphries’ hopes that, when putting Zestimates in perspective for consumers, agents will also acknowledge that Zestimates do have a scientific basis, and that nobody’s perfect — even trained professionals.

He noted that a study released by Zillow in 2012 showed that the typical gap between a home’s Zestimate and its sales price wasn’t that much larger than the typical gap between a home’s initial list price — which is often set based on a real estate agent’s recommendation — and its sales price.

“We acknowledge humans are great at this, and we’re great too — but they’re greater,” Humphries said

SOLD! For the highest price in the history of the Sunset Park neighborhood of Santa Monica

There are only two really great architectural photographers in Los Angeles, part of our toolkit, what you get when you hire us to sell your home.

I'd love to share the amazing photos that Val took with you of this wonderful home that we had the privilege to sell, but the new owners would like their privacy and we respect that. 

Was it the photography? The staging? The Marketing? The way we correctly priced the home? In any event, it broke a verifiable pricing record for the area. The seller was thankful for a quick sale. 

 

SOLD 7/4/2014 

 

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What we do differently.

10. What exactly is your agents Adspend

Internet advertising is not cheap. I spent over $6000 to get my last listing sold. 

I'm happy to show credit card receipts :)

Most agents spend almost 0 (and the results show it)

Happy to discuss in person where it goes.

 

9. Video = engagement

"I have nice pictures taken" doesn't cut it anymore.

It's  2019 and its all about video. 

The point is to get the investor to watch the video on a website I have.

Then we can retarget them based on how much of it they have watched.

For example: This Video of a property we sold was watched more than 7000 times 

I want this to be crystal clear. This DOESN’T HAPPEN TO A PROPERTY FOR FREE

I invest THOUSANDS in marketing my properties, which is why I have a 100% success rate.


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Retargeting

Marketing the property to potential customers using the software.

 We have an incredibly attractive ad made for the property and it drives the traffic back to the webpage.

 Causing the buyer to think about your property again and again and again.

  Ever been in love and you can't stop thinking about the girl? That's exactly what this type of advertising makes buyers for your home do.

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These are examples of retargeting advertisements we have used for our clients to successfully sell their homes. The point is to drive interested parties back again and again to the website for your home.




7. High net worth network:

 I've been doing this for a long time in Santa Monica and West Hollywood and  I have many clients in a database, many successful realtors who have sold properties just like yours are close friends,  and Keller Williams is also the largest real estate company in the country, and that matters. I always see expired listings listed with smaller brokers and brokerages

We are the largest brokerage in the country in terms of:

Total dollar volume sold

Total number of homes sold

Total number of agents

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6. Multilingual advertising

I have a Chinese agent on my team, and 4 out of the last 10 deals I did last year were to Chinese investors. I have the advertising translated into Chinese, Arabic, Japanese, and Korean. 

A couple of those deals the listing agent didn't speak any English and would never have come had we not had the listing translated

 

5. I answer my phone.

Do you know how many agents don't answer the phone and don't return calls? Drives me crazy. What are they doing? As your point of contact I'm available, friendly, and represent your property well. 

 

4. Back up offer

Once I get an offer I work like hell to get a backup. That puts tons of pressure on the buyer to perform and if he/she doesn't it gives you choices.

30% of properties are falling out of escrow

Hear what Danielle and Bill Have to say about Back up offers in this video.





 

3. AOAUSA-

Does your agent advertise to the Apartment Owners of Southern California Association members?

 It's very possible that your buyer will have other units. I send postcards, email, and call. 

These are great buyers of properties and they tend to be older, experienced and high net worth. They also don’t use the internet much. You have to bring the deal to them.

 

2. Focused, Qualified, and Motivated.

Many agents want to be actors, models, rock stars, ballerinas, drummers

There is nothing wrong with ANY of those professions. They’re great.

If I was selling my largest investment I want someone who is FOCUSED LIKE A LASER ON REAL ESTATE.

I am focused on my business and able to work on getting your property sold. I don't have any kids and don't need much vacation time.

Thats why I have a 100% success rate. I have Sold every property that was listed with me

I'm not distracted. I'm focused like a laser on getting it sold. Frankly, It takes work, following up, scheduling showings, setting up advertising campaigns, with people and I do that work.

 

1. Negotiation 

 

My clients will tell you that I am a tough but friendly negotiator able to walk the fine line of keeping the deal together and making sure that you win. 

The book "never split the difference" about negotiation is a great read, written by Chris Voss, who was an FBI hostage negotiator. It's now the at the top of the New York times charts for business books. 

Because of this, we have broken the record for the highest sale price in multiple areas. 

We have a track record of success in your area. 

With Lead International  FBI  Hostage negotiator and New York Times Bestselling author of “Never Split the difference” Chris Voss after his excellent seminar on Negotiating Principles.

With Lead International FBI Hostage negotiator and New York Times Bestselling author of “Never Split the difference” Chris Voss after his excellent seminar on Negotiating Principles.


 

Read our Testimonials from past sellers and buyers here: https://www.epicpropertygroup.com/what-we-do/ 

Would you be willing to meet for a few minutes so that I can answer any questions you have?

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Andrew Robarge has been a licensed salesperson with Keller Williams since  2005 .  He is in the  top 1%  for California of all agents for production.  He is currently on the  Agent Leadership Council  for the company  He enjoys mentoring new agents and Keller Williams has been recognized as the top training origination in the country.

Andrew Robarge has been a licensed salesperson with Keller Williams since 2005.

He is in the top 1% for California of all agents for production.

He is currently on the Agent Leadership Council for the company

He enjoys mentoring new agents and Keller Williams has been recognized as the top training origination in the country.

SOLD! Eternal views from this Century City hi rise condo

2 parking spots

only $900,000

2 bedrooms and 2 bathrooms on the twenty-first floor in prime Century City this Penthouse will thrill you with views both day and night. 

Wake up and enjoy coffee on your balcony, get some laps in the crystal clear Olympic sized pool, hit the community gym and start your day efficiently, and enjoy tennis at the courts on the weekend. 

With a convenient location close to UCLA, Beverly Hills, Silicon Beach, and minutes to Culver City, and thousands of top employers, like Netflix, Google, and Snapchat, this is an investment worth considering. 

The parklike grounds are meticulously manicured and fragrant flowers make for an enjoyable walk, or grab a blanket and have a picnic. 

 There is a dog park, and this building is dog-friendly, please check with your agent for the weight restrictions.

At night, the skyline twinkles with city lights, yet you feel secure and relaxed nestled in this cozy dream home. 

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What to look for in a quality preschool program

by Margaret Grundstein, 

Every child is different. Each develops at his or her own particular pace, marching to the beat of their own distinct drum. An effective preschool program stays in step with the rhythms of each child, gently guiding toward security and nurturing each child through every aspect of development- emotional, social, physical and cognitive-at his or her own rate of readiness. Finding the right preschool means finding one that meets the needs of your child.  

 

The cornerstone of a quality preschool is separation and attachment. Parents are the safe havens of their children, their protectors. A preschool is new and unknown, often the first care environment outside the home. It takes time for children to incorporate new adults into their internal circle of trust. The goal is to have the children move forward in independence while being supported by the familiar. Each child walks through this process along a path that is right for them. For some, it occurs swiftly. For others it may take longer. There is no one right way. 

 

The companion process for separation is attachment, setting the groundwork for a strong sense of self. A quality preschool program connects heart to heart with each child, seeing, feeling and knowing them. It is out of this loving relationship that learning begins; the knowledge that they are desirable beings, in synch with their surroundings, held safe in structure and support. Through a strong attachment with their teachers and a sense of ease in the environment, they are ready to partake of what is offered.   Challenging each child in a manner that sets them up for success is important. In the process, they develop a sense of competence.  Having a high ratio of teachers to children is also critical. The state allows one teacher for every twelve children. It is difficult to provide quality individualized, imaginative care when there are so many children and only one teacher, especially if the children are very young. A high ratio of teachers to children is one sign of a quality program. Keeping good teachers is also an important indicator of quality.  Continuity is important for children.  If staff change often during the year or don't stay for more than one school year on a regular basis it can be a sign of some discord within the program.

 

The second cornerstone of a quality program is socialization. Children are primal. One job of a teacher is to help them master the dynamic tapestry of a community of friends. Through support and guidance, they learn to tolerate frustration and develop self-regulation. Learning to read social situations and become empathetic problem solvers is important. Feeling strong in ourselves and enriched by our social world is fertile ground for growth at all ages.

 

Developing minds and skills grow out of and rests on top of this strong base of fundamental cornerstones.   Small children learn best through firsthand, meaningful experiences. Opportunities should be provided for exploration and discovery in which independence and cooperation are stressed. Learning should be integrated through all the senses: visual, aural, kinesthetic and tactile. Art, science, language, movement and social skills are woven together to create a rich curriculum that teaches multiple forms of intelligence. Both critical thinking and a growing base of skill and knowledge are supported. Children should be encouraged to initiate ideas and to trust in their own abilities, responding to situations that stimulate active learning.

 

There are many different kinds of good preschools on the Westside of Los Angeles. Some are more liberal, some are more traditional.  An array of philosophies exist from Reggio and Waldorf to Montessori and STEAM. Don't get lost in the dogmatism of one theory over another except as to how it appeals to your sense of what is right for your child.  Theories change over time and interpretations vary wildly.  Do feel free to ask questions on your tours.  Some of the following may yield a more in-depth sense of how the program works.

The companion process for separation is attachment, setting the groundwork for a strong sense of self. A quality preschool program connects heart to heart with each child, seeing, feeling and knowing them. It is out of this loving relationship that learning begins; the knowledge that they are desirable beings, in synch with their surroundings, held safe in structure and support. Through a strong attachment with their teachers and a sense of ease in the environment, they are ready to partake of what is offered.   Challenging each child in a manner that sets them up for success is important. In the process, they develop a sense of competence.  Having a high ratio of teachers to children is also critical. The state allows one teacher for every twelve children. It is difficult to provide quality individualized, imaginative care when there are so many children and only one teacher, especially if the children are very young. A high ratio of teachers to children is one sign of a quality program. Keeping good teachers is also an important indicator of quality.  Continuity is important for children.  If staff change often during the year or don't stay for more than one school year on a regular basis it can be a sign of some discord within the program.

 

 

Developing minds and skills grow out of and rests on top of this strong base of fundamental cornerstones.   Small children learn best through firsthand, meaningful experiences. Opportunities should be provided for exploration and discovery in which independence and cooperation are stressed. Learning should be integrated through all the senses: visual, aural, kinesthetic and tactile. Art, science, language, movement and social skills are woven together to create a rich curriculum that teaches to multiple forms of intelligence. Both critical thinking and a growing base of skill and knowledge are supported. Children should be encouraged to initiate ideas and to trust in their own abilities, responding to situations that stimulate active learning.

 

 

There are many different kinds of good preschools on the Westside of Los Angeles. Some are more liberal, some are more traditional.  An array of philosophies exist from Reggio and Waldorf to Montessori and STEAM. Don't get lost in the dogmatism of one theory over another except as to how it appeals to your sense of what is right for your child.  Theories change over time and interpretations vary wildly.  Do feel free to ask questions on your tours.  Some of the following may yield a more in-depth sense of how the program works.

 

How do your teachers handle a situation when one child hits another child or takes a toy?

 

How long do your teachers stay in your program and what continuing education is required?

 

How do you handle separation and attachment?

 

Are you a play based program and why is that important?

 

Do you teach colors, letters and numbers and if so is it through drill or through more meaningful applications that occur daily in small increments?

 

What happens if a child learns differently or has trouble following the expectations of the classroom?

 

Can you explain why your school works uses one particular philosophy and not another?

 

Are there opportunities for the parents to volunteer?

 

What community building events are hosted and/or encouraged by the school?

 

How involved is the director and what are the channels of communication between the school and the parents?

 

A good resource book for local preschools is Coping with Preschool Panic by Michelle Nitka

Margaret Grundstein is the owner/director of First Years Preschool in Venice with forty years of experience in early childhood education. www.firstyearsvenice.com/She also has a private psychotherapy practice as a Licensed Master of Family Therapy where she works with children, families, couples and individuals.  http://margaretgrundsteinmft.com/
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