HomeMy WebLinkAbout4 Real Estate Broker Agenda Item #
Memorandum
To: Board of Directors
From: Kathy Neus
Date: August 30, 2002
Subject: Real Estate Broker
At the July 17th board meeting the Board of Directors authorized staff to advertise
for a real estate broker to assist the District with the sale of surplus land. In
addition to the public notice, Barbara Cahill contacted Debbie at the Tahoe Sierra
Board of Realtors in Tahoe City who agreed to place the District's notice on the
realtors e-mail system. There was an expectation of reaching close to 200
brokers. Even with both resources, only two realtors submitted proposals.
At the August 7th meeting, the Board decided to extend the time line for brokers
to submit a proposal. Barbara Cahill sent out 51 letters of intent directly to
realtors and real estate companies. As of today, August 29, 2002, there have
been a total of five proposals (including the original two):
Don Casler, Century 21, Truckee, Ca.
Valerie Green, Prudential California Realty, Truckee, Ca.
Robert Yoder, Boice Countryside, Truckee, Ca.
Michael Dunsford, Prudential California Realty, Truckee, Ca.
Andy Otto, Coldwell Banker Commercial, Truckee, Ca.
Recommendation: I recommend that the Board select a Real Estate Broker to
assist the District with the sale of surplus land.
Don Casler Realty
11500 Donner Pass Road
Truckee, California 96161
Business(530)587-7444
Toll Free(800)541-4440
Fax(530)587-8064
email: DCasler2l @aol.com
Aug. 25, 2002
Peter Holzmeister
Truckee Donner Public Utility District
Box 309
Truckee, Ca. 96160
Dear Mr. Holzmeister,
Thank you for considering using my services in the marketing of your properties
indicated in your printed flier. I, and my entire staff, are very excited at the opportunity
to represent the Truckee Donner PUD in this effort.
As requested here are the answers to your qualifying questions for your consideration.
Bio: I have been licensed in real estate since 1958, a licensed Broker since 1962.
My family made the moved to Truckee on July 3`d 1973 from Southern California.
We have lived, continuously, in Truckee since then.
My Dept. of Real Estate Broker License 900233224.
Yes,I am a member, in good standing, of the Tahoe Sierra Board of Realtors, CAR,NAR
and the Multiple Listing Service. I am a full time career professional.
Since 1986 I have been the Broker/Owner of CENTURY 21 Don Casler Realty.
Recent Sales: Over the past few years my office has been successful in marketing every
commercial listing we have taken on Brockway Road and vicinity after the Town finally
lifted their building moratorium in that area-
10400 Brockway Rd. APN 19-470-10/15 7 Ac. Zoned R2 S.P. $500,000. DOS 11/99
10185 Palisades Dr. APN 19-450-44 4 Ac. Zoned R2 S.P. $400,000. DOS 3/00
11305 Brockway Rd. APN 19-470-26/28/29 Zoned Cl S.P. $1.2 mil DOS 6/01
11197 Brockway Rd. APN 19-470-30 2.4 Ac Zoned C1 S.P. $525,000. DOS 6/01
10320 Brockway Rd. APN 19-300-21 3.67 Ac Zoned R2-C2 S.P. $850,000. DOS 7/02
Note: Sale at 10185 Palisades Dr. adjoins your 45 Ac. Parcel #19-450-61
Each Office is Independently Owned and Operated
Sphere of Influence: CENTURY 21 has an extensive Commercial Investment Division
Network of offices of which we are a part. We enjoy investor referrals from over 6000
sister offices from around the world. We could not enjoy the tremendous success in the
commercial sector of real estate without the networking we do. Our data base of past
buyers and sellers we have had the privilege of serving over our 29 years in real estate
here in Truckee is an invaluable resource for future business.
Knowledge in Real Estate: As the Broker/Owner of our office I have an extensive and
broad array of knowledge in most all segments of the real estate business. I am the
developer of the 82 acre Ponderosa Ranchos subdivision in Martis Valley and have done
a few smaller subdivisions in Truckee and in Southern Ca. as an owner and assisting
other land owners. In the past I have been a Mortgage Loan Broker, a Certified Real
Estate Appraiser, a Director of the California Assoc. of Realtors, Director of the Covina
Valley Board of Realtors. Past President of the Sierra Nevada Century 21 Broker's
Council. I have been in charge of training real estate agents for the past 16 years. I am
registered with the State as an approved Instructor in Real Estate Principals.
Our staff has numerous contractor/developer clients that we are currently working with
and who we keep advised when select properties become available on the market.
When we open an escrow with development approval contingencies we assist the
buyer/developer in completing the feasibility study with local government as well as
prepare and deliver a professional and positive presentation to the Planning Commission
and Town Council when requested.
The CENTURY 21 Caster Realty Marketing System:
I. Assist the PUD in establishing the Fair Market Value of the properties. Defer to a
local Certified/Licensed Commercial Appraiser for the 45 acre parcel if necessary.
2. Design and install appropriate billboard signage on Brockway Road.
3. Input property information including photos and parcel maps into the MLS and the
Internet on all major search engines and our several web sites including, Century
21.com, Realtor.com, TruckeeRealEstate.com, Truckee.com, Century2I Truckee.com,
plus links to our agents web pages.
4. We are ranked in the top 3 web sites with numerous paid Keywords for Truckee Real
Estate.
5. Design and develop an information package complete with allowed land uses and
density, current zoning, utility info., parcel and regional maps and color photos of the
property.
6. Provide CENTURY 21 Commercial Investment Network member Brokers with a
brochure on the property. Feature this property at the next CIN member regional
meeting.
7. Develop a financing package with alternatives such as non-profit housing grants.
8. Wall Street Journal advertising on the CENTURY 21 CIN page.
Please accept this as a brief description of how our sales team would approach the
marketing of your properties. Each property presents its own set of challenges.
I look forward to working with you in this marketing effort. Please call me with any
questions or concerns.
Very truly yours,
Donald R. Casler
Broker/Owner,
Century 21 Casler Realty
(k,v Prudential
August 28, 2002
Truckee Donner PUD
PO Box 309
Truckee, CA 96160
Dear Sir or Madam:
This letter is in response to the REQUEST FOR PROPOSALS FOR REAL
ESTATE BROKER SERVICES.
My name is Valerie Green, I have lived in Truckee since 1982 and have been
actively involved in the real estate business since 1985. My California real estate
license number is 00996040.
As a full-time top producing agent, I have achieved high ranks within the
Prudential real estate network, placing consistently in the top 4% of all agents
nationwide in sales transactions.
My experience in real estate has a broad background from owning and
developing my own commercial property to helping first time home buyers as well
as selling high end vacation homes. I have assisted commercial owners in the
sale of their businesses and put together subdivision projects. Previously I
completed two sales for the Glenshire Mutual Water Company, listing and selling
parcels #1 and #3 Manchester Drive in Glenshire, both closing for over asking
price.
I feel my qualifications are well suited for this position along with the support of
Prudential California Realty, which specializes in effectively marketing properties
with our advanced technology and networking resources throughout the
Sacramento and Bay Area regions.
Please review the attached proposal outline and references. I appreciate this
opportunity to work with the Truckee Donner PUD and look forward to your
response.
in rely,
Valerie Green
Prudential California Realty
PROPOSAL OUTLINE
Action Plan:
1) List Properties in Tahoe Sierra Multiple Listing Service (TSBOR)
2) Make large commercial signage for acreage, post sign for home
3) Distribute 90+ flyers to all licensed Realtors in the Truckee area
4) Distribute flyers to agents in Prudential offices throughout Northern CA
5) Email all licensed Realtors in the Truckee area information on listings
6) Email agents in Prudential offices throughout Northern CA
7) Advertise in the Sierra Sun real estate section
8) Advertise in the San Francisco Chronicle
9) Put house on Realtor tour/office tour
10) Call prospective Buyers for each parcel, depending on zoning
Value:
1) Value would be established using the TSBOR market data for current listings,
properties in escrow and those that have sold recently. As well, I would
consult with associates in the real estate appraisal business who have data
outside the MLS.
2) Things considered would include: location, topography, age of house, year
built and overall condition. The vacant land zoning and usage would be
considered for evaluation as well as inventory of comparable properties.
Commission:
1) Commission is customarily 6% for improved properties and 10% for
unimproved. Since both properties would be listed at the same time,
Prudential would consider a discount. Depending on value of properties the
commission would vary. Since my marketing proposal includes substantial
advertising, the commission must compensate for that cost. A proposal could
be presented that would be at a lower commission with TDPUD paying the
advertising costs. I would be happy to discuss these options with you at a
future time.
REFERENCES
Home Work
Steve & Cathy Moore TDPUD 582-4703 587-3896
Gary Barnet CDF 587-2303 587-3558
Frank Barna Sierra Pines 268-8270
Janet Brady Tahoe Forest 587-3116
Larry Larson Tahoe Forest 587-8337 587-1062
Kathy Bender Cal Land 587-4677
Renee Grennan Business Owner 587-5453
Michael Griesmer CPA 587-9221
Susan Diane Ex Director TTF 550-8420
Jeff Safford Truckee Sherrif 582-1311 582-7842
(kmv Prudential
NOW
August 29, 2002
Board of Directors
TTPUD
PO Box 309
Truckee, CA 96160
Dear Sir or Madam:
After reviewing the corrected parcel number for the acreage you are interested in
selling I wanted to bring to your attention the fact that I was the agent who listed
and sold the neighboring piece of multi-residential land currently known as
Stonewood.
I worked with the Seller on approvals with the Town of Truckee and design
changes as well as property valuation and marketing. During the process of
selling the property I was responsible for negotiations between Buyer and Seller
and overseeing inspections, escrow time frames, financing and coordination of
the overall process until close of escrow.
Please feel free to call if you have any questions or would like further information.
Befit regards,
i
i
K. Valerie Green
Prudential California Realty
July 31, 2002
Support Services Manager
Truckee Donner Public Utility District
Hand Delivered
RE: Proposal for Employment to sell APN 45-750-13 and 19-450-61
Dear Sirs;
Please review the following statement of qualifications and proposal to market the above
properties on behalf of the Truckee Donner Public Utility District.
Robert Yoder
Boice Countryside, Realtors
530-582-3313
bob@taho.cc
Qualifications:
1. Resume of relevant training and experience
a. Experience
•1971 to 1975, Business Degree at the University of Alberta, Canada
•1975 to 1977 Tax related Investment Real Estate sales
•1977 to 1982 Real Estate Developer completing commercial and multi
family projects
•1982 to 1984 Business Broker and Bank/Audit consultant for bank
property valuations, for REO properties
•1984 to 1986 Business Development manager for startup Oil and Gas
Company responsible for investment analysis,prospectus production and
financial partnerships
• 1986 to 1991 land development Sacramento, Colfax and Truckee
•1991 to present Real Estate Sales in Truckee
b. California Real Estate License Number 368134 with Boice Countryside,
Realtors
c. Member of the Tahoe Sierra Multiple listing Service
d. The Davis • Yoder Group is a member of top 100 realtors of the National
Association of Realtors for the year 2000 as reported by Realtor Magazine
based on number of properties sold and total dollar volume. Current Board
member with the Contractor Association of Truckee Tahoe.
2. During the years 1977 to 1982I was a principal developing and entitlement
procurement for over $20 million of multi family, commercial and office projects
in Calgary, Alberta, Canada, Kauai, Hawaii, Whitefish, Montana and Denver,
Colorado. During the period 1982 to 1984 I was a consultant for Touch Rosse, a
big 8 accounting firm responsible for analyzing, confirming and adjusting
valuations on accredited appraisals on properties held by Public Lending
Institutions for annual report analysis and subsequent presentation of valuation
adjustments.
I have represented numerous clients in the sale and purchases of multi family,
residential lots and commercial land in Truckee since 1991.
3. I can assist the PUD on the interpretation and valuation of any appraisals on lands
it owns as to actual valuations the marketplace will consider. I can work with the
Town of Truckee to evaluate the property as to potential density approvals, which
could be different than the zoning allowances. This will affect the property values.
The Davis • Yoder Group has experience working with Boards and Entities,
representing the Tahoe Donner Association on the disposition of 4 properties over
the last several years.
Proposal:
I. A complete informational package will be produced for APN 19-450-61 including
photos,maps, zoning information, entitlement procedure and costs, completed
project comparables, available utilities and pro forma statements. An information
sheet will be delivered to a network of realtors in the Tahoe Sierra Board of
Realtors, appropriate agents in Reno, Sacramento and the Bay Area and developer
contacts. A link would be established on our web site, www.truckeeinfo.com with
relevant site and development information. The Davis • Yoder Group has a
marketing coordinator and escrow manager. Any requests for information on the
properties will be delivered in a timely manner. The escrow manager will oversee
and complete a timely and correct sales escrow with a published timetable for all
inspections, reports, conditions removal, funds deposit and financing approvals
required from the buyer.
2. As stated above I have experience in analyzing potential site values from a market
place view based on potential development opportunities and can assess any
current appraisals as to open market acceptance. Site value will be determined by
development potential, approval timeframes and end product valuations.
3. The proposed commission rate for APN 19-450-61 will be 5% of the sales price
with 2.5% offered to any participating broker. The proposed commission for APN
45-750-13 shall be 10% of the sales price with 5% offered to any participating
broker.
I trust the above provides a satisfactory overview of my experience and representation
qualifications. If there are any questions,please do not hesitate to contact me.
Thank you for your attention and consideration.
Sine ly,
Robe�ooder
3 iqPrudentialPrudential California Realty
10800 Donner Pass Read, Suite 101
Truckee,6A 96161
Bus 530 587-3500 fax 530 587-3544
www.pruweb.com
July 31, 2002
Board of Directors
Truckee Donner Public Utility District
11570 Donner Pass Road
Truckee, CA 96161
Re: Request for Proposal for Real Estate Services
Gentlemen:
Thank you for the opportunity to respond to the subject request.
A statement of qualifications and summary marketing strategy are attached.
Sincerely,
l
iI haealtor
Commercial Specialist
QA ie. 1.7y e, eia-,; p-_te. N2Frw. Re yes mr.
._ .........
MICHAEL DUNSFORD
w.
Summary Qualifications:
Relocating from the San Francisco Bay Area and senior management positions in advertising and
marketing with real estate developers, I came to Lake Tahoe in 1973 to manage a seasonal resort
for Stanford University catering to alumni, faculty and staff.
I was a member of the Board and subsequent President of the Alpine Springs County Water
District, and President of the Alpine Meadows Volunteer Fire Department during the mid and
late `70s.
Upon Stanford's decision to offer the property for sale I subsequently co-founded Rosie's
Restaurant in Tahoe City followed by resort management positions, specifically overseeing
design and construction of recreational amenities, and establishment of the Homeowners
Association at Stillwater Cove in Crystal Bay and as marketing/business anaylist at the Olympic
Village Inn in Squaw Valley.
Commencing in the late `90s I spent two years consulting for Bruce Olson in developing a
proforma and prospectus for the Big Chief Lodge project which consisted of a 35 room lodge
and 6,000 sq. ft. restaurant on Highway 89 just north of Squaw Valley. Responsibilities included
not only developing the financial feasibility and longterm viability of the proposed project, but
coordinating attorneys, engineers, architects and several other consultants in the application and
approval process through a dozen regulatory agencies. Market, weather and economic conditions
have stalled the approved project for over 10 years.
I am licensed in California and member of the Tahoe Sierra Board of Realtors; I.D. # 00972167.
I have sold many residential properties over the years, a dozen motels on the north and west
shore of Lake Tahoe and several business opportunities. I have also focused on developable land
requiring a working knowledge of Town, County and TRPA codes and ordinances.
Page 1
Prudential
MICHAEL DUNSFORD
I have attended every meeting of the Mattis Valley Community Plan Update Citizen's Advisory
Committee over the past two years to be informed and make a contribution to the process. I have
spent over 10 years in an effort to find reasonable solutions for seasonal employee and resident
affordable housing...the first tangible success being the leasing of Hilltop residential units to
Northstar in 1990. Currently I am working with Placer County in an effort to identify qualified
development sites for this purpose.
In summary, I have over 30 years of experience in real estate management, development
planning, financial analysis, marketing and sales. In these capacities I have had extensive contact
with local regulatory agencies on behalf of clients, and have developed an excellent working
relationship within this environment and my real estate industry peers.
Proposal:
OPINION OF VALUE:
a): Research historic use of the property(s), easements, wetland issues and other potential
impacts effecting fixture development. Environmental Survey, Phase I recommendation.
b): Research applicable zoning and related constraints
c): Determine neighboring land uses and those projected.
d): Suggest highest& best use options for the subject
e): Ascertain recent comparable sales and determine a price reflecting fair market value
MARKETING:
a): Package the offering with a Title Report, applicable zoning data and Environmental Survey,
Phase I.
b): Enter summary data in Tahoe Sierra Multiple Listing
c): Create a flyer for distribution to local brokerages
e): Enter on Prudential's web site with potential reach to 3100 sales associates in 125 offices
f):Prepare a summary of (eastern) Placer County and Town of Truckee development projects
submitted for review and/or approved within the past couple of years.
g): Advertise locally and selectively.
COMMISSION:
Commission requirement(s): a) Tahoe Donner Lot = 10.0% of the sales price with 5.0% offered
to participating brokerage/agent if applicable; b) Highway 267 Parcel= 5.0% of the sales price
with 2.5% offered to a participating brokerage or 4.0% of the sales price if listing
brokerage/agent procures the Buyer and all parties agree to dual agency representation.
Page 2
4�y
Prudential
FOOM
"� ,.
12068 Donner Pass Road
Truckee, CA 96161
(530) 587-1163
August 5, 2002
Support Services Manager
TRUCKEE DONNER PUT)
RE: Statement of Qualifications and Proposal to Sell Nevada County APN 19-450-41
To the Board of Directors, TRUCKEE DONNER PUD:
We are submitting the following statement to assist you in the disposition of the above
named parcel. We are primarily a commercial brokerage thus the exclusion in this
proposal for the marketing of the residential parcel on Hansel in Tahoe Donner.
Our qualifications and the aspects of the proposal are included in the following:
MARKETING STRATEGIES
Resort Area economies are a different animal than Urban economies, especially in
California. They tend to be more dependent on consumer confidence and the weather
than on GNPs and growth projections. As a result, buying decisions are more subjective
than with other commercial markets. While local knowledge is important, outreach
marketing is crucial: most resort commercial property owners do not live in the area that
they own resort commercial property in.
In order to effectively market this property, we would recommend:
1) COLDWELL BANKER COMMERCIAL REALTY commercial network: This is our
own commercial real estate network that is located throughout California, our main
feeder market. Our commercial listings are placed on
www.coldwellbankercommercial.com, our own Internet site.
2) CLIENT BASE: We maintain our own list of prospective Buyers/Investors who are
kept up to date on commercial properties that come on the market.
3) AGENT EXPERIENCE: After growing up in the Bay Area, Andy Otto has lived in the
North Tahoe/Truckee area for the past 28 years and has been involved as a commercial
property owner, manager, and leasing agent for the past 20 years. He is a full time
commercial agent selling over $23 Million of commercial property and leasing over
30,000 sq.ft. of commercial space over the past four years. The COLDWELL BANKER
COMMERCIAL REALTY NRT and its predecessors have maintained a Commercial
Department in the TruckeelNortb Tahoe area for the past fifteen years.
4) AFFILIATIONS: The greater the exposure of a commercial property,the greater the
chances of selling it at a higher price. To this end we are members of the National
Association of Realtors, the California Association of Realtors,the Tahoe Sierra Board of
Realtors,the Tahoe Sierra Multiple Listing Service, Loopnet Commercial Listing
Service, and candidates of the Certified Commercial Investment Member(CCIM) of the
National Association of Realtors, as well as Certified Associates of the Coldwell Banker
Commercial NRT.
5) SIGNAGE: Our distinctive signs are designed for direct response and with the local
phone number and toll free numbers, we are geared up for a rapid response time to any
inquiries;very important in resort areas such as ours.
BROKERAGE COMPENSATION:
Our fee for selling commercial unimproved property is ten percent of the sales price. We
do not charge any advance marketing fees and the ten percent allows us to cooperate with
other Brokers on a competitive basis. We realize that these fees are a major expense in
the transaction and are therefore always negotiable.
DETERMINING FAIR MARKET VALUE:
We maintain an ongoing record of sold commercial and multi-residential properties, both
off the Tahoe Sierra Multiple Listing Service and from Nevada County records. Utilizing
more than just the Tahoe Sierra Multiple Listing Service is imperative as so many of
these properties are not listed by the Realtor community alone, or may not have been
listed at all.
As there have been a number of recent sales in the area in the past three years, including
the transfer of the TDPUD parcel on the extreme eastern edge of this parcel to the
neighbor, we feel that we can accurately determine a viable listing price for the parcel.
We would be more than happy to work with you on marketing and selling this property
for you. We feel that we are uniquely qualified to assist you in the marketing,
negotiations, and completion of a successful transaction.
Sincerely,
Andy Otto
California Dept. of Real Estate Agent#: 01076423
COLDWELL BANKER COMMERCIAL NRT
aotto@cbnorcal.com
To establish a market value and a list price I suggest we consider doing the
following:
1. Try to determine the net developable acreage.
2. Determine if the swampy land could be french drained and filled
and compacted for development or used in landscape/open space as
required by the town.
3. Analyse-the number of units the town would allow assuming R2 zoning.
4. Try to determine the estimated cost of special , out of the ordinary,
site preparation or mitigation fees that a prospective buyer must be
made aware of to make an. informed decision.
5. Compare the subject property` to other recent R2 zoned land sales in
the area using appropriate adjustments for site variences and mitigations.
6. Give consideration to value due to the lack of similar properties
currently available in the market-place.
7. Arrive at a per unit allowed comparable sale land cost after analysis
of the above data. Factor in the number of units allowable to determine
the fair market value subject only to market timing.
) V`t C1,