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Gerald Buten

Gerald specializes in property inventory in Santa Clara County and has extensive expertise regarding the Rivermark and River Oaks Village communities.  Gerald has a friendly and outgoing personality and is looking forward to using his professionalism, expertise and integrity to assist you with your real estate needs.

There are 7 properties for sale in RIVERMARK/RIVER OAKS VILLAGE, 1 in Rivermark and 6 in River Oaks Village. Please see the "Listings" section for details. I will be happy to promptly e-mail you additional details regarding these listings upon request. Contact me today at geraldbuten@att.net or 408.944.0144.

FIDUCIARY RLATIONSHIP Did you know you and your real estate agent have a fiduciary relationship? A FIDUCIARY is a person acting in a position of trust and confidence in a buiness relatonship. A FIDUCIARY RELATIONSHIP requires the highest good faith from the agent to his or her principal. The real estate broker and agent owe certain duties and responsibilities to the client, including honesty, utmost care, integrity, accounting, disclosure and loyalty. The real estate broker and agent must put the client's interest above their own interest and the interest of others. If you are looking for this type of service, call Gerald Buten today at 408.944.0144.

HOME STAGING is a marketing technique used by some sellers and real estate listing agents to enhance the desirability of a home for sale by replacing the seller's interior furniture and decor with a professional decorator's choice of furniture and decor. In some instances and markets, this technique materially assists in the marketing of the home. If you believe staging will assist in the marketing of your home, I am happy to include professional staging at no extra cost, as part of my service to you.

BUYER'S AGENT--Buying a home is a major investment. The real estate agent you meet at the open house is generally working for the seller. Who is representing you? Buyers need a professional real estate agent representing them during the purchase of a home. As your representative, I will help you find the right home, and assist you with pricing, financing, preparing and negotiating your offer, and closing the transaction. I use a consultative approach with all my clients so you will not feel pressured to commit to any transaction. More information concerning my background can be found in the "Bio" Section of this site. Remember, these services cost you nothing, because buyer's agents are paid from the seller's commission. My core values are integrity, hard work and outstanding service for my clients. Call me today at 408.944.0144.

INTEGRITY, COMPETENCY AND SRVICE are good skills to have on your side in a real estate transaction. Put my professional skills to work for you. Contact Gerald Buten at geraldbuten@att.net or 408.944.0144.

PROUD MEMBER OF BETTER BUSINESS BUREAU Gerald Buten, Remax Real Estate Services is a proud member of the Better Business Bureau. Our core values are integrity, competancy and service. The BBB emblem and link at the bottom of this page will provide you with our business record. Contact Gerald Buten today at 408.944.0144 or geraldbuten@att.net.

FOR RENT VILLAGIO TOWNHOME, DESIGNER FLOOR PLAN, 1 BEDROOM, 1.5 BATHS, 1160 SQFT, PRIVATE 2 CAR SIDE BY SIDE GARAGE. Asking $2350 for one year lease. Utilities (gas, electric) not included. Unit features private entrance; 1 bedroom, plus loft in safe River Oaks neighborhood; connected, private and spacous 2 car garage plus storage room; spacious master bedroom with new carpet; wood flooring throughout; marble tile floors in both baths; recently remodeled kitchen w/new dishwasher and stove; private deck; AC, heating, washer/dryer, microwave. Villagio comlex is centrally located in the heart of Silicon Valley, 5 minutes to 237, 880 and 101. Complex features swimming pool, 2 spas with Starbucks and restaurants within walking distance. Contact Alan Tam attam@gmail.com or 408.623.6720 for appointment or more info.

Median prices and sales for all homes compared with the same period last year: Santa Clara County, median selling price $450,000 down 6.7%, transactions down 3.5%.

Median prices and sales for all homes compared with the same period last year, in the 95134 zip code (River Oaks Village), $361,000 up 18.4%, transactions up 200%. In the 95054 zip code (Rivermark), $483,000 down 15.0%, transactions down 11.8%.

MORTGAGE RATES (local averages)--30 yr fixed 4.11, 1 ARM 2.79%, 5/1 ARM 3.04%--Review www.mtgeinfo.com for rates from specific companies.

Thought for the week-- "The price of freedom of religion or of speech or of the press is that we must put up with, and even pay for, a good deal of rubbish." Justice Robert Jackson

MARKET ANALYSIS/RECENT SALES RIVERMARK--See "SOLD" section of this site. Monitor all the activity in your neighborhood and become a market expert. This section is updated every several days so your information is the most current available.

MARKET ANALYSIS/RECENT SALES RIVER OAKS VILLAGE--SEE "SOLD" section of this site. Monitor all the activity in your neighborhood and become a market expert. This section is updated every several days so your information is the most current available.

NEED AN EXCELLENT HANDYMAN? I highly recommend Jacinto "Hoss" Viramontes, www.siliconvalleyhomerepair.com, 408.807.0187, CA General Contractor license #937074. I have used him for personal and business services with outstanding results.

THREE REASONS WHY YOU SHOULD USE GERALD BUTEN AS YOUR REALTOR. 1. As an active member of the Better Business Bureau and the National Association of Realtors, I provide outstanding service and integrity to all my clients. 2. I know the River Oaks Village, Rivermark and CA Renaissance real estate markets very well. I have lived in the River Oaks Village area for over 14 years and currently serve as President of the Board of Directors for the Villagio Home Owners Association. I have also consistently conducted business in the River Oaks Village, Rivermark and CA Renaissance real estate markets for over 7 years. 3. I will use my substantial experience in management and negotiations to obtain the best price and terms for the sale or purchase of your home. I will also save you money by negotiating commissions. CONTACT GERALD BUTEN TODAY AT 408.944.0144 OR geraldbuten@att.net.

THOUGHTS FOR BUYERS AND THOSE CONSIDERING BUYING. If you have good credit, now may be a great time to buy. WHAT YOU NEED: 1. Steady income source. 2. Good credit. Scores in the mid 700s or higher get the best rates. 3. A down payment. Coventional loans require 5-10% down these days, with some banks asking up to 20%. WHAT TO DO: 1.Find a good real estate agent to help you research the market. 2. Be realistic about what you can afford and thoroughly understand the terms of the financing. 3. Get pre-qualified or pre-approved if possible. This can increase your negotiating position. 4. Educate yourself about the market and what to expect during the transaction. 5. Make sure you understand all of your costs, such as closing costs, taxes, insurance, maintenance, etc.

Fielding a Lowball Purchase Offer on Your Home Article From BuyAndSell.HouseLogic.com By: Marcie Geffner Published: June 10, 2010 Consider before you ignore or outright refuse a very low purchase offer for your home. A counteroffer and negotiation could turn that low purchase offer into a sale. You just received a purchase offer from someone who wants to buy your home. You're excited and relieved, until you realize the purchase offer is much lower than your asking price. How should you respond? Set aside your emotions, focus on the facts, and prepare a counteroffer that keeps the buyers involved in the deal. Check your emotions A purchase offer, even a very low one, means someone wants to purchase your home. Unless the offer is laughably low, it deserves a cordial response, whether that's a counteroffer or an outright rejection. Remain calm and discuss with your real estate agent the many ways you can respond to a lowball purchase offer. Counter the purchase offer Unless you've received multiple purchase offers, the best response is to counter the low offer with a price and terms you're willing to accept. Some buyers make a low offer because they think that's customary, they're afraid they'll overpay, or they want to test your limits. A counteroffer signals that you're willing to negotiate. One strategy for your counteroffer is to lower your price, but remove any concessions such as seller assistance with closing costs, or features such as kitchen appliances that you'd like to take with you. Consider the terms Price is paramount for most buyers and sellers, but it's not the only deal point. A low purchase offer might make sense if the contingencies are reasonable, the closing date meets your needs, and the buyer is preapproved for a mortgage. Consider what terms you might change in a counteroffer to make the deal work. Review your comps Ask your REALTOR whether any homes that are comparable to yours (known as "comps") have been sold or put on the market since your home was listed for sale. If those new comps are at lower prices, you might have to lower your price to match them if you want to sell. Consider the buyer's comps Buyers sometimes attach comps to a low offer to try to convince the seller to accept a lower purchase offer. Take a look at those comps. Are the homes similar to yours? If so, your asking price might be unrealistic. If not, you might want to include in your counteroffer information about those homes and your own comps that justify your asking price. If the buyers don't include comps to justify their low purchase offer, have your real estate agent ask the buyers' agent for those comps. Get the agents together If the purchase offer is too low to counter, but you don't have a better option, ask your real estate agent to call the buyer's agent and try to narrow the price gap so that a counteroffer would make sense. Also, ask your real estate agent whether the buyer (or buyer's agent) has a reputation for lowball purchase offers. If that's the case, you might feel freer to reject the offer. . Don't signal desperation Buyers are sensitive to signs that a seller may be receptive to a low purchase offer. If your home is vacant or your home's listing describes you as a "motivated" seller, you're signaling you're open to a low offer. If you can remedy the situation, maybe by renting furniture or asking your agent not to mention in your home listing that you're motivated, the next purchase offer you get might be more to your liking. Marcie Geffner is a freelance reporter who has been writing about real estate, homeownership and mortgages for 20 years. She owns a ranch-style house built in 1941 and updated in the 1990s, in Los Angeles. Visit houselogic.com for more articles like this. Reprinted from HouseLogic with permission of the NATIONAL ASSOCIATION OF REALTORS® Copyright 2010. All rights reserved.

HONEST, EXPERIENCED, PROFESSIONAL, RESPONSIVE AND COMMUNICATIVE are words used by my clients to describe me. I am a longtime resident of River Oaks Village, currently serving on the Villagio HOA Board. I specialize in the River Oaks and Rivermark Communities. I have also been very successful as a buyer's agent finding homes outside of these areas for clients who are moving into other communities of the South Bay and the Pennisula. I use a consulting approach to provide you with relevant data so that you can make sound decisions regarding your real estate transactions. I am ready to provide you with exceptional service and save you money on commission. Contact me today at 408.944.0144 or geraldbuten@att.net.

10 WAYS TO PREPARE FOR HOMEOWNERSHIP The following info is taken from a recent article in the Realtor Magazine, a publication of the National Association of Realtors. (1) Decide what you can afford. Generally, you can afford a home equal in value to between two and three times your gross income. (2) Develop your home wish list and prioritize the features on your list. (3) Select where you want to live. Compile a list of 3 or four neighborhoods you would like to live in, taking into account items such as schools, recreational facilities, area expansion plans, and safety. (4) Start saving money. Do you have enough to qualify for a mortgage and cover your down payment? (5) Get your credit in order. Obtain a copy of your credit report to make sure it is accurate and correct any errors immediately. (6) Determine you mortgage qualifications. How large of a mortgage will you qualify for? Also explore different loan options such as a 30-year fixed, 15-year fixed, or ARMs. Decide what type is best for you. (7) Get preapproved. Organize all the documentation a lender will need to preapprove you for a loan. You might need W-2 forms, copies of at least one pay stub, account numbers, and copies of two to four months of bank or credit union statements. (8) Weigh other sources of help with a down payment. Do you qualify for any special mortgage or down payment assistance programs. Check with your state and local government on down payment assistance programs for first- time buyers. If you have an IRA account, you can use the money you have saved to buy your first home without paying a penalty for early withdrawal. (9) Calculate the cost of home ownership. This should include property taxes, insurance, maintenance and utilities, and association fees, if applicable. (10) Contact a Realtor who can help you through the process.

IS IT A GOOD TIME TO BUY? WILL PRICES CONTINUE TO FALL? Generally, due to low prices and interest rates, I believe it is a good time to buy a home, provided you intend to live in it for 3-5 years. I recommend that you obtain an affordable mortgage at a long term fixed rate, so that fluctuations in the market do not affect your ability to remain in your home. Peter G. Miller, in a recent San Jose Mercury News article, describes five reasons why it is very difficult to predict the future real estate market. 1. Generally, prices will not increase until the large inventory of lender owned and distressed homes is liquidated. 2. Unemployment is a good barometer for the real estate market. We have substantial unemployment. 3. Most people do not have sufficient savings to survive a job interruption and maintain their current life styles. 4. Massive federal efforts to encourage home buying distorts current market data. 5. In down markets, recorded prices do no accurately report details of the transaction. Seller contributions are not reported in the data.

THE EQUITY IN YOUR HOME is an important financial investment for most people in Silicon Valley. If you live in Rivermark or River Oaks Village, you can become a market expert and monitor the equity in your home by accessing the "Sold" Section of this website. Specific Information regarding sales for the past year is listed in this section and updated frequently. This section allows you to Identify the "comps" for your property. Why rely on the opinions of others when you can access the data and decide for yourself?

BUYERS LOOKING FOR A SHORT SALE The following info is taken from a recent article in the Realtor Magazine, a publication of the National Association of Realtors. If a home is being sold for below what the current seller owes on the property, and the seller does not have other funds to make up the difference at closing, the sale is considered a short sale. If you are a buyer looking for a short sale, the information below may be helpful. (1) After you receive the seller's approval of your offer, you must also obtain the approval of all the lenders. When there is one lender, this takes approximately two months. When there are two lenders, the approval may take four months or longer. (2) Your financing must be in order. Lenders favor attractive buyers with excellent credit and large down payments. (3) Lenders favor no contingency offers and flexible closing terms. (4) A good real estate attorney can be very helpful. Only two in five short sales are approved by lenders. A good real estate attorney can increase your chances of success and look out for your interest during the process. You are negotiating with a corporation, a good attorney can help you level the playing field. (5) A qualified real estate agent familiar with the short sale process can also help you level the playing field and increase your chances of success. (6) There is a high probability of rejection of your offer. If you make an offer much lower than the fair market value, the bank may reject your offer or make a counter offer. Both scenarios may take months to play out and result in a waste of your time. (7) Lenders may change any of the terms in the contract you have already negotiated with the seller. The change in terms may place you in an unfavorable position in the transaction. (8) You will most likely be asked to purchase the property "as is". Lenders may already be taking a loss on the property and may not agree to credits for repairs.

MORE INFO FOR SHORT SALE BUYERS A recent article in the Mercury News by Tara-Nicholle Nelson, provides more important information for those buyers considering short sales. Despite what the listing agent tells you, there is no such thing as a truly "approved" short sale. Here is an example of the common scenario regarding short sales that are advertised as "approved". A buyer makes an offer and the seller submits the short-sale application. The bank takes months and months to respond to the application. During the delay, the buyer gets frustrated, finds another home and cancels the contract. Many short sale listing agents do not notify the bank and wait for the bank to respond to the original offer. Once they receive an approval, the listing agents advertise the property as having an "approved short sale". Regardless of the prior approval, a second offer will have to be approved by the bank in the same manner as the original offer. In short, the process starts all over again and the second buyer is waiting just like the buyer who made the original offer. It is true that a buyer making an offer on a property where the bank has previously approved a short sale, has a better idea of what the bank is looking for in terms of price and contract terms. However, the second buyer still has to go through the same approval process as the first buyer.