Would you buy a SFH without a garage?

anothermom · Post by **anothermom** » Sun Sep 25, 2016 10:03 pm

Would you buy a SFH (East Bay), without a garage, if
[LIST=1]

it came in with lot of storage everywhere else, within the home.

Great school district (9-10-10)

Beautiful backyard, with the most efficient usage of space : A kid's delight, and an adult's relaxation corner combined - can pass off as a full fledged park, and also has a lot of covered place within garage for entertaining guests. All managed within a 3000 square footage lot!

Super spacious kitchen that directly overlooks the beautiful backyard. If I had the money, I would buy that home for this alone.

No garage like I said, it has been converted into another room. There is still some space left, which can only be used for storage though, not for parking a car. However there is definitely enough parking for two cars in the driveway. Street parking is also available. Other homes in the neighborhood DO have garage. The garage in this home can be brought back with some work, but since it is not a TLC home, and it is in an otherwise ready to move in condition, thought of destructing some walls, to provide garage just doesn't seem right.

Two level home, with just a half bath on level 1. Total sqft : around 1600.

No fancy sink/shower system, meaning everything is in usable condition, but nothing that will make you go 'Aha'. The main Aha moments are all on the first level, kitchen, backyard, living room etc.

Great neighborhood, lot of desis, with children of my son's age group.

Storage on the top floors : more than makes up for the missing garage.
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Given all of the above, would you spend close to 850K on this home? Are points (5) and (6) significant in bringing down the resale value of the home, in future? The house has been in market for close to 30 days, and they reduced the price by 50K last week.

Dicky_Bird · Post by **Dicky_Bird** » Sun Sep 25, 2016 10:30 pm

Looking at high earning of dual income families in bay area this house will soon be gone from market

DesBhakt · Post by **DesBhakt** » Sun Sep 25, 2016 11:58 pm

anothermom;638526Would you buy a SFH (East Bay), without a garage, if
[LIST=1]
it came in with lot of storage everywhere else, within the home.
Great school district (9-10-10)
Beautiful backyard, with the most efficient usage of space : A kid's delight, and an adult's relaxation corner combined - can pass off as a full fledged park, and also has a lot of covered place within garage for entertaining guests. All managed within a 3000 square footage lot!
Super spacious kitchen that directly overlooks the beautiful backyard. If I had the money, I would buy that home for this alone.
No garage like I said, it has been converted into another room. There is still some space left, which can only be used for storage though, not for parking a car. However there is definitely enough parking for two cars at the entrance to the garage. Street parking is also available. Other homes in the neighborhood DO have garage. The garage in this home can be brought back with some work, but since it is not a TLC home, and it is in an otherwise ready to move in condition, thought of destructing some walls, to provide garage just doesn't seem right.
Two level home, with just a half bath on level 1. Total sqft : around 1600.
No fancy sink/shower system, meaning everything is in usable condition, but nothing that will make you go 'Aha'. The main Aha moments are all on the first level, kitchen, backyard, living room etc.
Great neighborhood, lot of desis, with children of my son's age group.
Storage on the top floors : more than makes up for the missing garage.
[/LIST]

Given all of the above, would you spend close to 850K on this home? Are points (5) and (6) significant in bringing down the resale value of the home, in future? The house has been in market for close to 30 days, and they reduced the price by 50K last week.

The market I am *hearing* from reliable sources is cooler now. Check out this link for August 2016 housing market in Bay Area -> http://www.corelogic.com/downloadable-docs/dq-news/dq-news-data-briefs/san-francisco-bay-area-august-2016-home-sales.pdf. Both Month over month & year over year sales number for Aug 2016 is higher, which means houses keep selling at a brisk rate although prices might have cooled.

It's possible in some people have totally opposite info, but I wouldn't pay heed to them.

An acquaintance sold a house a month back for @22K less than a similar house was sold in the same community 6 months earlier. (He did make a 60% gain in 5 years though & house closed in 7 days, so no tears for him). Even today though, good houses go above asking and close in @10 days.

However, even when the housing market was blazing hot, houses which were not *good/perfect would take longer to sell & would have to lower price. [We visited @100 open houses so it's a real life experience]

Do you see houses SFH or Townhomes without a covered garage? If not, such properties with no garage will most probably sell at a lower price than neighboring houses with a garage. [It's similar for a house on the busy street, across a school etc]

realgoogler · Post by **realgoogler** » Mon Sep 26, 2016 1:39 am

DesBhakt;638531

Do you see houses SFH or Townhomes without a covered garage? If not, such properties with no garage will most probably sell at a lower price than neighboring houses with a garage. [It's similar for a house on the busy street, across a school etc]

I don't think Garage will not be considered a bed room. For people looking for additional room it might work out fine.

Is there a space in driveway to park the car and trees nearby to provide shade ? During summer cars can get heated up and then you might wish you had garage.
How did City allow this change ? Is this permitted ?

anothermom · Post by **anothermom** » Mon Sep 26, 2016 1:53 am

There is space in the driveway for two cars, no trees in the driveway, but enough street parking with trees around. When we asked if they have a permit we were told that the house is not regulated by an HOA, and that homeowners can do what they like without seeking permits or permission. Just that, by doing this they take away the opportunity to increase the homes appraised value.

DesBhakt · Post by **DesBhakt** » Mon Sep 26, 2016 1:58 am

realgoogler;638534I don't think Garage will not be considered a bed room. For people looking for additional room it might work out fine.

Is there a space in driveway to park the car and trees nearby to provide shade ? During summer cars can get heated up and then you might wish you had garage.
How did City allow this change ? Is this permitted ?

I think this might be the property?? -> https://www.redfin.com/CA/Fremont/3813-Lake-Ontario-Dr-94555/home/861100

Couple of comments by realtors below:

[QUOTE]Garage was converted into living space. All bedrooms and baths are on the 2nd floor.

[QUOTE]Lots of upgrades throughout. Laminate floors, recessed lights, garage converted to family room.

anothermom · Post by **anothermom** » Mon Sep 26, 2016 2:37 am

Bingo! WDYT? :)

VS007 · Post by **VS007** » Mon Sep 26, 2016 2:55 am

Even the Thornton Middle school rating jumped up in the last 3 years from 7 to 10! Fremont is going good!

AnotherMoM, There seems like a garage door from the pics! Even if its not there, The house looks good, and priced well!
Aredenwood is a good area,y very good schools. and its location is so close to 880! To me, atleast garage is not a must! So proves there are buyers with that mindset.

PeterGriffin · Post by **PeterGriffin** » Mon Sep 26, 2016 3:04 am

FWIW, I don't live in or near bay area. But, in a place where every square feet of living space is at premium, I would convert as many accessories into living space. Be it, garage or even a patio.

anothermom · Post by **anothermom** » Mon Sep 26, 2016 3:09 am

VS007;638538
AnotherMoM, There seems like a garage door from the pics!

Yes, they still have the garage in tact. They have just converted 80% of it to a a living room, with a small built in wall. So you cant really park a car in it, but if you knock that wall down, you get back the garage, since that wall is there only for aesthetics. The rest of the 20% they are using for storage. So they still have the garage opener et al.