Aerial Photo Shoot in Santa Rosa Valley

We did an aerial photo shoot of a 9.6 acre parcel for sale in Santa Rosa Valley. My buddy Rick flew his remote control helicopter approx 100 ft in the air. All usable 9.6 level acres in the heart of Santa Rosa Valley. Property enjoys direct access from Duval Rd with all utilities located at the street. Parcel can reportedly be subdivided into two lots and developed together or separately; excellent opportuntiy to build two estate properties or one large compound. This property has been used as a nursery for large and overstocked items. Zoned for horses and close to trails.

Peter Rabbit's Garden in Santa Paula, CA

Step back in time while enjoying all the amenities of modern living on this private 23 acre retreat & family farm overlooking the pastoral Santa Clara River Valley & majestic Los Padres Mountains. Stately native oaks & seasonal creek set the stage for this beautifully restored 1890's farmhouse with manicured grounds. 2,400 sq ft of living, including 2br/2bth farmhouse, separate 490 sq ft cottage with bath, and detached studio apartment next to 3-car garage. The restored barn makes the perfect game room or home office. Equestrian tack room, corral & fenced arena; miles of private riding trails out your back door. Enjoy outdoor dining on the hillside deck. Terraced family orchard & raised vegetable gardens. Property has direct paved access to South Mountain Road. Residence & outbuildings located on a natural plateau; surrounding hills create a nice barrier from neighboring parcels. Ultimate privacy yet three minutes to town & Hwy 126

Got Barns? 3.67 Ac Moorpark Horse Ranch. Rent $5,000; Purchase $899,000

Approx 3.7ac W Moorpark equestrian ranch with 816 sq ft, 2br/1bth home, just renovated with new appliances, windows, doors, lighting, and forced air heating. Tile floors and counters, new stackable washer/dryer. Adjacent metal garage approximately 1200 SF. Three separate Barnmaster barns with waterers, each with outdoor runs off stalls for 10 horses. Large pasture w/ 24'x24' cover for young or retired horses. Separate concrete cross-tie wash rack area. All weather 215'x150' arena with upgraded footing, arena sprinklers, and night lights. Two large concrete pads for potential hay barn or other. Block wall bay for shavings storage. New post and rail fencing and new electric entry gate. Property needs finish landscaping but has many options for additional pasture, arena, another house, or covered arena. (Architectural Plans, soils testing, and preliminary approval for covered arena available). Adjacent 3.88 acre ranch is also available.

Undertstanding Easements on Country Properties

Larger properties are likely to have at least one easement through them. Most are controlled by utility companies but neighbors may also have the right to pass through. Be sure to ask the title company for a plot easement map showing where any easements are and who controls them before removing contingencies.

Have Orchard Inspected When Buying a Ranch

When buying a ranch property it is important to have inspections just as if you were buying a home in town.  One inspection you will now want to have is a grove inspection when purchasing a citrus ranch.  This is because the asian citrus psyllid recently found its way to Ventura County; this bug is especially troublesome as it transmits a bacterial disease that can kill trees. 

A professional grove manager should be able to tell if trees have been hit by the bacteria.  You can also contact the California Department of Food and Agriculture's new office at the Camarillo Airport.  They can provide more information about the disease and what regulations to follow when selling fruit. 

Country Home Buyers Need to Remember Their Septic Inspection

Most country homes rely on septic systems to store and handle human waste. They are not hooked up to a ciy's municipal sewer system. Many people don't realize this when buying a country home or ranch, as septic systems are located underground. Here are two stories about the importance of requesting a septic insection during escrow.

Story 1
I have a dear friend who recently sold his country home. (I was not part of the transaction). After escrow closed my friend told me he was being sued by the buyer of his home for failing to disclose that the property had a septic system and for the installation of a new system. Niether his agent nor the buyer's agent ordered a septic inspection during escrow. The buyer also did not ask for a septic inspection on their purchase offer contract, and removed all contingenices without seeing a report. Understandably, both seller and buyer relied on their agents to help complete the disclosure paperwork and order all necessary inpsections.

My friend claimed that during escrow he pointed out where the septic system was located to the buyer. He also informed the buyer that he would periodically drop some cleaning agents down the toilet to improve the system. But septic systems are one of those things that are "out of sight, out of mind." You really don't know what's going on down there unless you have a professional pump the system and open the lids to view inside.

It was not until the escrow officer asked for the septic report the day before escrow was to close that both buyer and seller agents realized their mistake. A rush was put on an inspection for the same day. While the toilets worked fine, the septic system had been compromised by several large trees and their roots. The septic professional said the system would have to be replaced and also put in a different and more expensive location where the trees would not interfere.

Normally, a seller is asked to ensure the septic system is in good working order. Along with any termite work, the septic system is a big ticket item that can cost a seller dearly if the system has not been property maintained. Unfortunately, my friend had already negotiated the sale of his home at a certain price. Had he known that a new septic inspection could cost him thousands of dollars, he may have negotiated the sale of his home differently.

It is not clear how this case will be resolved. What is clear is that both buyer and seller agents made serious mistakes.

Story 2
This is a story of a purchase where I represented the buyer. My client was a city dweller who was excited about buying his first country home. The home was built in the 1950's and had approximately eight acres of avocados. Only two families had owned this property since it was built.

The owner kept the home and grounds in immaculate condition. She claimed that the septic sytem was in fine working order and she had not had any backup problems. She did not see the need for a septic inspection, mostly because she was worried about her grass being dug up.

I took the homeowner as an honest person but still requested the inspection for my client. The septic professional found the system was completely backed up. It also turned out to be an out-of-date leach pit lined with brick and mortar. The system had to be collapsed and filled with sand. A new system was installed at a cost of over $12,000. Had we not requested the septic inspection, there is a good chance escrow would have closed and my client would have been stuck with an out-of-date system in need of immediate replacement.

Final Note
If you are looking at purchasing a home in the country be sure to read all reports clearly to see if the property has a private septic system or is hooked to the municipal sewer system. The septic inspection is one of the more important inspections you should always request.

A River Runs Through it in Fillmore

A River Runs Through It - Own a piece of early California with modern amenities on the banks of the scenic Sespe River. This classic Santa Barbara mission-style home sits on 14+ acres, offering ultimate privacy but close to town. The single story hacienda has 4br, 3bths, and separate formal living, dining and family rooms. Large Spanish tiles, wood beam ceilings and handpainted sinks show the builder's pride. A detached office is a short walk across the courtyard adjacent to the 2-car garage and carport. Entertain family and friends in the backyard with pool, tennis court with night lights, and Santa Maria open pit BBQ. This ranch retreat is surrounded by majestic mountains on three sides. Ride your horse for miles back into the Sespe Wilderness. Approximately 50 avocado and 30 citrus trees line the long driveway. An electric security gate provides added security. The property is offered individually or with the adjacent 41 acres, offered separately at $995,000.

www.3333GoodenoughRd.com