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Proof Real Estate - Beyond Conventional Exceptional Service & Results for SF Bay Area Professionals

Master Bath (Before)
A small, unimpressive bath accompanied the main bedroom.

Master Bath (After)
Combined two rooms into luxurious master bath with new view window above soaking tub. Spa-like room now has muted tile with matching grout, expansive counters, dual under-mount sinks, recessed lighting, separate glass shower and private toilet closet.

Site Conditions

  • Tiny, outdated kitchen
  • Less than impressive bedroom/bath
  • Stunning views were blocked by architectural clutter

Results of Our Work

  • Created spa bath/master bedroom suite
  • Moved kitchen and expanded to three times original size
  • Magnified the views with wider windows, nearly invisible deck railing

The Numbers

  • Listed: $799K
  • Sold: $1.24M
  • Offers: 3
  • Days on market: 25

Helping the Developer Get His Money’s Worth

Craig’s developer client had paid a pretty penny for this home, based on its incredible views of the bay and multiple bridges. Budgets ran over and city inspectors took a hard line so the renovation was quite delayed.

Our team left major fingerprints on the new home design. Especially significant was the enormous master bathroom suite carved from the original small footprint.

The small, uninspiring original kitchen was reoriented, greatly enlarged and resurfaced.

Kitchen (Before)
Tiny enclosed kitchen at the end of the long entry living space. The real opportunity was in knocking down some walls and relocating the kitchen for maximum buyer appeal.

Kitchen (After)
West wing became newly expanded kitchen, keeping distinctive wood open-beam ceiling. Highlighted center patio view for entertaining and open floor plan living. New island provided bar counter seating, work surface and clean, contemporary look.

Exterior (Before)
Home started looking cluttered, with weathered cedar shakes, wooden trim and dated materials.

Exterior (After)
A fresh coat of easy-to-maintain stucco, streamlined further by removing wooden trellis and replacing wooden handrail with iron. Palm tree took center stage and home appeared more contemporary.

Back Yard (Before)
Not much eye appeal here.

Back Yard (After)
Natural stone, a newly stuccoed exterior and installation of more succulents gave a well-tended, tropical appearance.

Kitchen, View 2 (Before)
Small, with dark surfaces, original kitchen was utilitarian but not appealing.

Kitchen, View 2 (After)
More glass, larger windows and a center island in contemporary white with premium finishes. Nice contrast with original ceiling’s sand-blasted, muted finish.

Living Room (Before)
Bland and dated, living room was further diminished by clunky deck railing and lattice obstructing water and sky views.

Living Room (After)
Room was transformed with newly designed front door and resurfaced fireplace, plus many recessed light fixtures. Outdoor updates revealed beautiful vistas from the space.

Patio (Before)
We projected that attracting the highest paying buyer would hinge on leading with a beautiful, functional outdoor space. A full patio update was in order.

Patio (After)
Simplified with color and refreshed surfaces, creating a larger-looking space. The new patio design conveyed the lifestyle buyers were seeking.

Developer Resurfacing Plan

Task Cost Description
Exterior Landscaping $5,300 Install new retaining wall at downslope edge and flatten elevation to create a base for grass. Sod lawn, edge planter areas, install ground cover, trim tree branches and shape vegetation.
Interior Painting $3,400 Patch, sand and paint walls and kitchen cabinets. No ceilings. Designer color choice.
Hardwood Flooring $4,800 Remove existing carpet, sand and stain varying wood to a rich, unifying color. Apply finish.
Kitchen Flooring $1,200 Install new vinyl floor in entire kitchen, color chosen by designer.
New Interior Lights $2,100 Install LED recessed cans and track lighting in brushed nickel finish.
Bathroom $3,900 Install new base cabinet, stone counter, undermount sink and new faucet. Install new wall-mounted mirror and new LED brushed nickel light fixture (mounted over glass). Remove existing glass shelves. Paint room.
Kitchen $7,900 New brushed nickel handles, resurfacing of existing countertop, new undermount sink, single-stem brushed nickel faucet, low-profile stainless steel range hood, replace kitchen cabinet doors and paint in cool gray.
Professional Cleaning, Power Washing $1,300 Interior cleaning of all appliances, surfaces, bathroom, filters, and lights. Wash interior and exterior windows. Power wash exterior brick staircase, around mildew areas, etc.
Total $29,900 All work completed in 15 business days. Advanced planning of 3 weeks to line up work, secure dates.

Patio at dusk (After)
Ahhh, who wouldn’t want to live here?

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