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


Site Conditions

  • Former owner-occupied 4BR, 3BA turned rental property in bad shape
  • Out-of-state owners managed slow resurfacing project from afar
  • Targeting a growing family with children, highest price for comparable properties was $1.3M  

Results of Our Work

  • 29 offers
  • Listed at $1.199M, sold for $1.45M
  • 500% ROI on $45,000 resurfacing, brought competing buyers and additional $300,000

OUT-OF-STATE SELLERS TAKE THE HARDER ROUTE

This Daly City family home had been converted to a rental and went untouched for years. 

The owners, living in the Midwest, accepted Craig’s offer to preview the home for them before the tenants moved out. He needed 5 keys to access the property and gated yard, which predicted chaos inside.

Yep! A patchwork of many differing and deteriorated flooring materials. Ancient and worn-out paint, countertops, fixtures and lighting. 

The sellers flew in, and Craig and his design team toured the empty home with them. Two hours and 85 photos later, we were ready to create a resurfacing plan—recommended materials and finishes, vendor quotes and a completion timeline of 10 business days. 

Then, the seller went dark. Apparently, they liked our ideas but chose a harder, slower, more expensive path—their contractors and flying to SF 5 times to oversee the 6-week project. While Craig respected the sellers’ decisions, it was hard to watch them struggle unnecessarily.

We were confident the updated home, competitive list price and professional marketing would deliver. But Craig was still surprised by 29 offers and a $1.45M sale price!


Exterior (before)
Homes on this Daly City street are very similar. Overgrown hedges, peeling paint and rusty fixtures plagued our property..

Exterior (after)
By picking contemporary colors, resurfacing the dated brick and reshaping the shrubs, we gave buyers a much more attractive impression.

Kitchen (before)
No updates and years of tenant occupancy took a toll. Tiled counters, worn appliances, vinyl tile floors.

Kitchen (after)
New cabinets, quartz countertops, stainless appliances and hardware brought the well laid-out kitchen to life. The eat-in bar counter added another sought-after attribute to family living.

Kitchen (before)
The kitchen was significant to this home’s appeal. Visible from many common areas, the kitchen’s condition affected the impression of the dining room and beyond.

Kitchen (after)
New cabinets in the kitchen carried the top line to the ceiling and new wide plank flooring brought it all together with less segmentation and choppiness. 

Living Room (before)
The parquet flooring was unsalvageable, years of wear and tear diminished any hope of restoration.

Living Room (after)
New accent colors, new flooring and cool-hued staging brought buyers to the home and invited them to linger longer.

Dining Room (before)
This before photo demonstrates what we mean by outdated silhouettes and competing finishes.

Dining Room (after)
Our final product was clean, open and inspiring. Many buyers just stood in front of the windows and gazed, thinking, thinking

Hall Bathroom (before)
No other room was as challenging as the hall bathroom. We had to keep the cost down while balancing the need for a fresh, cohesive appearance..

Hall Bathroom (after)
The result was a compromise, with a fresh countertop, sink and vanity. We advised and the seller made some very wise decisions.

Master Bathroom (before)
The master bath was past ready for a redo. 

Master Bathroom (after)
New colors, new finishes, a modern sink and new faucet brought the right vibe to the room.

Rear Yard (before)
Years had gone by without touching the rear yard. 

Rear Yard (after)
With just a small investment in tree trimming and power washing, we transformed the rear yard into an appealing and sought-after family gathering and entertaining area.




Site Conditions

  • Years as a rental left the property in such sad shape it surprised the owners
  • 1990s kitchen décor
  • Massive tree stumps dotted the back yard

Results of Our Work

  • 7 offers
  • Listed at $999,000
  • Sold for $1.2M
  • 500% ROI on resurfacing investment of $40,750 increased sales price expectation from $980,000 to $1,200,000

A NEIGHBORHOOD RECORD SALE PRICE

The out-of-the-area owners had rented out this home for many years. They were surprised at how tattered the property was once the tenants moved out. 

Other agents told the sellers, “Leave the home as-is, and let’s put it on the market right away.”  

Not our approach. The owners agreed the property would show poorly and that resurfacing it would pay off handsomely. But most homes in this Novato neighborhood, even those renovated and upgraded, sold for $980,00 or lower. We were aiming higher.

Yet, this property had good raw material—a pool and large yard. So we had to neutralize the downsides—enormous tree stumps littered the yard, walls were deteriorating and maintenance was obviously needed.

A neighbor saw we were cleaning up the yard and stopped with her written complaints. Things got complicated. We’ve seen this before when we start a home transformation. Craig spoke with the neighbor to help calm the tension, encouraged our seller to consult a trusted attorney and related everything in the disclosure package.

Our clients were happy with the outcome—7 offers, a record sale price in the neighborhood and a quick turnaround.


Exterior (before)
The appearance of brick can look dated and drag down the perceived value of a home.

Exterior (after)
Our designer embraced and unified the brick colors with a new, subtle color palette. We call this synergistic resurfacing where 1 + 1 = 3

Kitchen (before)
So many 1990s warm hues (beige/pink cabinetry, enamel appliances, yellowing red oak flooring).

Kitchen (after)
Our designer chose two-tone cabinets which lessened the need for stainless steel appliances. Craig’s signature gray floor stain helped bring the room up to date.

Bathroom (before)
The existing plastic molded counters, dated flooring, damaged mirror and older components would not fetch an impressive sales price. 

Bathroom (after)
Families want move-in ready and are willing to pay for it. Crisp, new surfaces let buyers envision making this clean, modern home with dual sinks and skylight their own. modern, fresh appearance with a minimal investment. 

Living Room (before)
Frankly, drab and unmemorable.

Living Room (after)
Our after look included more light, fresh paint and new carpet. Our stager worked her magic to give the home an upbeat feel that attracted many families.

Rear Yard (before)
The graveyard of large tree trunks spoiled an otherwise pleasant, private rear yard.

Rear Yard (after)
Our team used a large hydraulic stump eater to devour the carcasses in no time. Then the landscape’s natural beauty and vibrant colors took center stage.

Pool Area
A drone shot captures perspective we couldn’t show any other way.

Pool Area
This is the money shot we emphasized in our marketing.

Site Plan
A site map highlighted the pleasant, peaceful environment. We projected that the highest paying buyer would covet this home for family gatherings and entertaining.




Site Conditions

  • Many parties to the trust, who held many differing opinions
  • Unit and building in need of maintenance and updating
  • Multiple opinions on listing price. We’d have preferred $1.599M to bring in more buyers.

Results of Our Work

  • Listed for $1.749M (price whiplash, as we started at $1.999M, then the trust requested $2.490M, followed by the final reduction) 
  • Sold for $1.8M, or $51,000 over asking
  • $17,075 invested in resurfacing

Distrust and a Listing Price Battle 

The family trust for this Russian Hill top-floor condo was ready to sell. The unit, and the whole building for that matter, hadn’t aged well. The dark, dated lobby was the first clue.

The attorney who introduced Craig had been navigating multiple parties to the trust and their influencers, none shy about asserting their differing opinions.

During the first meeting, one of the decision makers announced her big assumptions. She said to Craig, “I know the unit is worth more than $3 million and you better not cheat the trust.” Intense!

Stains on ceilings and walls showed the roof needed replacing. Windows were worn out too, but the budget couldn’t stretch to hire a crane and scaffolding to install new ones.

After agreeing to our recommended listing price of $1.999 million, a week later the trust bumped it to $2.49 million, then dropped it to $1.749 million. This kind of chaos worries buyers. 

The trustees had no love for real estate professionals, so Craig had a heart-to-heart with the family’s CPA. He had leverage and conveyed Craig’s reasoning in a way the family could hear.


Our San Francisco Bay view windows faced the neighbor’s weathered deck, making lack of privacy an issue. In the room, the floor below the carpet was beat.

After debate, our designer advised a medium-tone replacement to match with the rest of the home. Buyers approved.

All the bathrooms were dated, but the sellers wanted to avoid a large investment.

We repainted, cleaned and polished. And our designer found matching textiles that played up cool blue and silver tones to modernize at a fraction of the cost and time.

The old and tired master bathroom called for upgrades.

With a shoestring budget, we added new mirrors, light fixtures and lots of detailing to improve buyer responsiveness.

Like many properties we assess, this one’s handicap grab bars, wheelchair ramps and railings overwhelmed an otherwise attractive space. These fixtures often alienate buyers.

Craig assesses and budgets for resurfacing with the estate’s cost expectations in mind. Our designer met the budget with cohesive Berber carpet and matching trim for a pleasant, uplifting space.

We knew the fogged window glass with blemished metal frames were a liability, but we were stuck with them.  

Simple detailing, including modern staging, removal of blinds and cleaning the fireplace marble put the emphasis on lifestyle and wonderful Golden Gate Bridge views.

As the home came to us, the feel, looking from the living room to the dining area, was overwhelmingly 1970s Brady Bunch.  

Our designer chose the warmth of the hardwood floor and a sophisticated cool palette, plus airy, light furniture placement. Little money and time required, always our aim.

The carpet created a dreary, heavy feeling.

Lightened up with hardwood flooring and bright, modern décor.




Site Conditions

  • Trustees had battled for years over the property
  • Patio needed a complete overhaul and there was an active leak
  • Many design plusses, but obscured by neglect and decay

Results of Our Work

  • 5 offers received
  • Sold for $1.37M, $371,000 over asking
  • 350% ROI on resurfacing budget ($17,463 resurfacing produced a $61,000 higher sale price)

Warring Trustees, Abandoned Home, Hoarded Contents

A drawn-out dispute between owners left the home abandoned, decayed and packed with three container-loads of papers, valuables and keepsakes.

One party hired a lawyer, the other was assigned a professional fiduciary. Any plan we recommended would be intensely scrutinized, but Craig loves a challenge.

During meetings at the lawyer’s office, both parties to the trust were heard and understood. In the end, practical solutions and profits drove the action.

Even in its ragged state, Craig sensed the home’s underlying magnificence—from its Mediterranean stucco silhouette and open-beam ceiling to oversized front windows and skylights.

The Proof team estimated $40,000 for resurfacing to achieve the maximum sale price. But the sellers allocated less than half, just $18,000 to spend on the damaged property.

The biggest challenge? The elderly seller’s health was failing and she needed lots of consultation from us. Craig’s assistant hit it off with her and helped her feel comfortable with the process.

An abandoned car, another common sticking point, sat in the middle of the garage blocking our path for removing tons of personal property and hoarded material. Luckily our proven formula for tackling it did the trick.


No budget for repainting the exterior, but it looked dirty and old.

We settled for scrubbing dirt and carbon deposits off the front façade and washing the staircase and windows. It was presentable and the savings went to interior work.

Advantages included the 14-foot open-beam, vaulted ceiling, wood-burning fireplace, built-in cabinetry, and parquet floors.

Painting, cleaning and staging brought these treasured features back to life.

Normally we’d advise replacing flooring, appliances, countertops, sink and faucet, but the budget said no.

We simply cleaned, revealing the vintage tile around the backsplash and countertop.

The formal dining room was an odd combination of ornate and lifeless.

Once we restored the fluorescent lights illuminating the recessed ceiling and freshened with crisp, white paint, the room woke up.

The entire house was dark and dreary.

The bedrooms benefitted most when we removed window coverings and opened them to natural light. Our stager brought in colorful textiles to add interest.

The library downstairs required three men and an entire day to remove a 40-foot container-full of personal property.

With no budget for flooring, we showed the vintage checkerboard vinyl tile peeking around the edges of a rug.

Under three feet of overgrown grass and weeds, we found building materials, mangled furniture and other surprises.

A bit bleak but a cleaner, blank canvas to provide buyers with a vision of potential.

We believed in the dramatic architecture’s allure even as we debated whether buyers would see the potential. As our work continued, we became more confident.




Site Conditions

  • Small 2-bedroom, 1-bath home narrowed the pool of buyers
  • Sellers needed to achieve a firm sale price target
  • Dated home needed resurfacing, but budget was very tight

Results of Our Work

  • 8 offers received
  • Sold for $1.228M, $329,000 over asking
  • Met sellers’ target price, they’re living comfortably in their destination city

Hitting a Price Target So the Family Could Relocate

The sellers told Craig flat out they had to hit a specific sale price. It was a must, so they could relocate to Southern California with their two small children.

Craig met several times with the husband-husband team and their kids. He felt the weight of their expectations and their need to rely on analyzing data.

At their request, our team refined the initial plan, trimming the budget to just $14,600 for complete resurfacing inside and out. This was not gonna be easy.

The clients knew the asking price was a marketing mechanism to attract more buyers, not an indication of the final price. So they left it to Craig’s strategic discretion.

Challenges were the home’s size—2-bedroom, 1-bath, just 1,180 sq. ft., attached homes on both sides and in pretty difficult shape. We prioritized only the most critical areas for resurfacing.

Every seller has different circumstances, sensitivities, goals. This time, they voiced everything up front. Other times we consult and engage to help clients articulate their true intentions. Clarity helped us meet this family’s goals.


We wanted to put more effort into updating the kitchen, but the budget restricted us to tackling only the most critical elements.

We kept the mismatched appliances and created visual impact with a new classic marble-like stone countertop, undermount stainless steel sink and single-stem brushed nickel faucet.

The darkness of the picture railings, brick fireplace surround and built-ins evoked a feeling of age and disrepair.

After some debate, Craig showed enough photographs to the sellers that they agreed painting was in order. The fresh two-toned whites changed everything.

The dining room, while large, also suffered from lots of dark wood finishes, giving it a dated look.

The result of painting and staging was clean, uplifting and inviting.

The banister was like the other rooms’ trim—dark and heavy. Instead of triggering alarm by talking about “painting over,” Craig advises on giving these wonderful elements a new, fresh appearance.

It’s common for sellers to resist our resurfacing recommendations, but in the end, they’re positive and elated.

Perhaps no area of the home benefited more from our work than the rear yard. Before painting, we saw five different exterior element colors.

We created a partially enclosed living space at ground level behind the wall. And gave the yard a maintenance-free layer of wood chips to create a comfortable, inviting retreat.




Site Conditions

  • Many areas of the home needed modernizing to show well
  • Property inheritors were not interested in investing in home updates
  • Gorgeous Golden Gate Bridge view would make up for some deficiencies

Results of Our Work

  • 4 bids received
  • Sold for $1.86M, $161,000 over asking price
  • ROI ~300%, the $26,000 resurfacing budget produced additional $78,000 profit

Save the Resurfacing Budget or Invest It?

Bay Area-based sisters inherited the family home but didn’t have time to handle the home prepping and sale, so they turned to Proof. 

These sellers, like many others, were reluctant to spend any money on updating. I asked if they were more interested in saving the $26,000 budget or walking away with an additional $75,000? They reached their own conclusion and we proceeded. 

Multiple decision makers and those who bring their own vendors can complicate things, but we accommodate variations in our process. Their much-respected painter squeezed in their project and slept at the home with his crew while the property was vacant. 

I advised the sellers to paint over dark, drab built-ins in the living room—essential for portraying the home as cosmopolitan and contemporary.

The limited budget meant choosing between priorities. The sisters considered removing popcorn ceilings, but I explained the time, permitting, testing and expense. They recognized that refinishing the hardwood floors would produce a higher return.

We emphasized the positives to capture the highest price—gorgeous views of the Golden Gate Bridge through the large living room windows. 


Front of House (before)
The years of neglect were obvious.

Front of House (after)
New windows, new paint and minimal landscaping updates made a big difference.

Kitchen (before)
The kitchen’s dated wooden cabinets would have looked more modern with a coat of paint, but the budget wouldn’t allow it.

Kitchen (after)
Instead, we polished the wood cabinet doors, added LED lights and fresh caulking and gave the room a thorough cleaning. 

Living Room (before)
In every case, we evaluate the budget and prioritize where it will work the hardest for the seller. Here, floor refinishing beat out popcorn ceiling removal.

Living Room (after)
With just one common area in the house, we staged it with two seating areas, one facing the couch and another behind the couch for more casual gatherings.

Yard (before)
There was virtually no yard, just a steep embankment. So we had to make the most of the rear deck, convincing the sisters to make it an extension of the kitchen.

Yard (after)
We painted the deck so it was “barefoot ready,” and created a vignette with carefully placed furniture. Buyers can dream when they glimpse the lifestyle the home offers.

Bedroom (before)
Four large bedrooms on the top floor, ideal for families with children. Our stager dressed each bedroom distinctly, so online viewers could imagine a room for each child. 

Bedroom (After)
Four-bedroom homes are a huge advantage to families. So to make the weekend tour list, we paid extra attention to differentiating the rooms through coloration and textile choice. 

The grand view from the upper floor, a great selling point.




Site Conditions

  • Evidence of homeless people living in the garage
  • Gas lines were inoperable, PG&E had to replace them 
  • Two-bedroom home is less sought after

Results of Our Work

  • 2 bids received
  • Sold for $1,072,500, $151,000 over asking
  • ROI: purchased at $690,000. Invested $125,050 + carrying costs $42,000 = $858,000. Return of $214,000 total costs $168,000 = 127% ROI

Home Flippers Go for Three Bedrooms Minimum:

This two-bedroom home in San Francisco’s Ingleside had been abandoned for eight years, inherited by an East Coast owner. Craig represented him and the developer client who bought the property to flip. 

The seller had missed PG&E notices on upcoming street gas line replacements, so no natural gas fed into the property. We needed a miracle to get PG&E to assess, price, calendar and confirm the gas re-install. It took six months, but first we were required to put in a new furnace, water heater and inside gas lines.

Homeless people had been living in the garage. With much effort, we fully restored possession to the owner. Other sale deterrents included litter and abandoned cars on the street and an adjacent 40-foot drop to Highway 280 with roaring commute traffic. 

The investor was unfamiliar with San Francisco building permits, guidelines and the enforcement code. So he opted not to build a third bedroom, which I projected would’ve bumped the ROI into the 250% zone. 

The new buyers were very patient. Closing was repeatedly delayed, requiring weeks of additional amendments, inspections, reinspections and final permit sign off.


Front of House (before)
The years of neglect were obvious.

Front of House (after)
New windows, new paint and minimal landscaping updates made a big difference.

Garage (before)
The two-car tandem garage needed cleanup but had lots of room for expansion. 

Garage (after)
We presented it clean and buttoned up, but the contractor decided not to expand because he was unfamiliar with San Francisco’s building code.  

Kitchen (before)
Nothing to salvage here, start with a clean slate.

Kitchen (after)
We centered the sink between the two view windows for maximum appeal. The cool-hued kitchen showed as spotless and modern.  

Kitchen (before)
We considered removing the wall between the kitchen and dining room, but limited kitchen cabinet space ended that exploration.  

Kitchen (after)
Rebuilt to accommodate new, larger appliances. Contemporary cabinets, handles and flooring made the room fresh and attractive.

Bathroom (before)
The bathroom was small, old and pink. We could do something about the old and pink part.

Bathroom (After)
We opted for a clean, classic marble look. The large mirror bounced sunlight around the room, thanks to the skylight above.

Bath (before)
The shower stall followed suit—small and pink.

Bath (after)
Carefully placed pebble stone in the shower created a visual waterfall, with a similar variegated color on the floor for a subtle elegance.

Living Room (before)
The fireplace had potential as a focal point. 

Living Room (after)
We took full advantage of the few windows, resurfaced the fireplace surround and refinished the beautiful floors. The staging enhanced the comfortable, up-to-date appeal.

In the end, the buyers were very patient. We had to push off the closing until all inspections were finalized, requiring weeks and weeks worth of additional amendments, inspections, reinspections and final permit sign off.




Site Conditions

  • Family needed quick turnaround on sale of middle unit of Edwardian duplex
  • Busy professional couple had already purchased their next home and had no time fuss over prepping their condo
  • Landscape architect-designed back yard, a potential major selling point, was rundown and sad

Results of Our Work

  • 5 bids received
  • Sold $1.35M; $151,000 over asking
  • $10,620 spent on prepping/resurfacing produces a 600% ROI

Busy Professional Couple Says, “Help!”

This husband-and-wife team had their hands full with a toddler, an already-purchased Oakland home and a baby on the way.

They needed their condo sale executed quickly and liked our plan enough to handed us their keys and say, “Go!”

Their handsome Edwardian flat was made less desirable by having a unit above and both bedrooms facing noisy Fulton Street. In other news … condo values were falling and Covid was upon us.

This middle unit shared what had been a spectacular yard. Custom designed by a landscape architect, it was filled with succulents, night lighting, an outdoor bar, fire pit and stone pathways.

But now the backyard was overgrown with no interest from the other unit owners in reviving it. Craig felt this space was vital to an attractive sales price, so the sellers got the neighbors’ okay then paid the entire landscaping bill.

We discovered seismic upgrades—a new foundation and soft-story retrofitting—had been done but left out of the marketing material when the couple purchased. You can bet we mentioned them!


The foyer was poorly lit and distracting with dark furniture and many area rugs.

We brightened the home’s first impression. Sellers were concerned about the condition of the floors so we made some site repairs rather than a full refinishing, saving them about $4,000.

The Kitchen was dark and lived-in.

We spruced it right up with fresh paint, cleaning, recaulking and modern lighting.

Craig got a lot of resistance to his impression that the room felt too heavy, traditional and ornate.

Our designer woke up the space with brighter paint, lighter-weight furniture and a more contemporary, clean-lined chandelier.

The large black screen of the TV and the packed shelves overpowered the built-in shelves in the family room.

We gave the shelves some breathing room, kept the existing chandelier fixture and scaled back the furniture to let the architecture take center stage. 

Mismatched doorhandles and hardware did not tell potential highest-paying buyers that this was a well-cared-for and meticulously appointed home.

Time consuming to source and install consistent hardware? Yes. But it portrayed a much more treasured home.

The bathrooms suffered from stained and missing caulk, tarnished and pockmarked finishes.

Our contractor meticulously recaulked, and refinished the hardware, replacing where needed to give bathrooms a finished, fresh almost-new appearance.

The bedrooms faced the noisy traffic on Fulton Street, and our budget for upgrades was minimal.

With a very limited budget, we made the existing light fixture work and replaced only the damaged floor planks (saving about $4,000). We imported serenity with the cool gray tones.  

The yard was equipped with a fire pit, bar and beautiful succulents, but it had been ignored for a while.

Our team scaled back the foliage, power washed and staged the space, making the yard very much our main selling point.

A twilight view of the beautiful shared yard, which we expected (and it bore out) buyers to covet as a great spot for entertaining.




Site Conditions

  • Pandemic obstacles, including excruciating wait for City of Oakland’s ADU approval
  • Gaudy stone on exterior detracted from period architecture, although not everyone agreed
  • Choppy, closed-off floor plan

Results of Our Work

  • 12 bids received
  • Sold at $1M, $301,000 over asking
  • 7-day closing, contingent free
  • No contingencies, quick closing 

Excruciating Permit Delay Frustrates Developer:

The developer bought this 3-bedroom, 1-bath home in Maxwell Park, Oakland, as a distressed sale, intending to tear out the entire interior. We advised on the remodel and their contractors refashioned a spacious open kitchen, a new upstairs bathroom and a downstairs ADU.  

We stuck with this developer as the project dragged seven months longer than expected.

The Oakland building department held up the ADU build-out when their office closed due to COVID-19. With no approval, work on the house shut down too.

After approvals and basement excavation, Craig came upon a memorable scene. A worker struggled to back his overloaded Toyota pickup up the driveway, with tires slipping. The truck bed was sloshing (Craig couldn’t believe his eyes) with wet concrete. And the crew was in a hurry to pour it into the basement before it hardened into a block.

When to get Craig involved with a home flip? Before you purchase it—so he can share experience with architecture, size and bed/bath counts that contributes to the best ROI.


The home had some appealing elements but it was difficult to see past the overpowering stonework that went halfway up the wall.

We made some difficult decisions and ended up with a clean, approachable home where the stone wasn’t nearly as prominent or objectionable.

Ornate trim and complicated silhouettes dominated and would be a distraction to buyers.

Sometimes, it’s better to replace all the floors with modern, wide planks in cool hues. Sleek recessed lights accentuated design features.

The developers struggled with several kitchen floor plan directions.

They chose to maximize the kitchen’s openness and work within available space and existing windows.

At first, constrictive walls chopped up the dining area and made it feel claustrophobic.

By expanding the doorways, the room felt more spacious and cohesive and allowed extra light into the kitchen and common areas.

A view from the other side of the dining room shows the open design and the kitchen’s clean, modern look. This drew buyers’ attention and led them through the space naturally.

The original kitchen aisle was narrow and constricted. We simplified and shifted the new kitchen to the right for a more open, functional and welcoming environment.

The old bedroom design was lacking, especially a master bath.

The new configuration provided buyers with a sought-after master bath as well as a soothing color palette, such as gray-toned flooring. 

Turning the basement into a rental unit was a great selling point. But the Oakland building department took nearly 5 months to grant the permits to build it during COVID-19.

The finished ADU was fresh, modern and very desired by prospective buyers. The icing on the cake!

Before and after floor plans show how we turned a dated, lesser value home into a more spacious, livable and income-generating property.




Site Conditions

  • Home interior still reflected the 1970s
  • Popcorn ceilings throughout, but other priorities would have to come first
  •  Inspections indicated $25,000 in Section 1 remediation plus roof repairs and sewer lateral needed replacement

Results of Our Work

  • 14 bids received
  • Sold $1.06M, $211,000 over asking price
  • Closing was quick, with no contingencies

T’was the Night Before Christmas Eve …

Other agents say to sell during the “magical time” of spring or summer. And we say humbug. Profits are not seasonal. They’re based on careful planning and our best practices—prep the home to attract the most buyers, market like crazy and set the price to generate competitive bidding.

Here, great pride was wrapped up in the family home of 40 years, and the executor and his siblings were determined to honor their parents’ hard work as they sold the property.

Termite damage had to be repaired. Craig also advocated for roof and sewer lateral remediation along with resurfacing to make the home move-in ready for the targeted demographic—families with children.

The home launched Sat., Dec. 19 with offers due in four days. Despite the holidays, pandemic and short timeline, buyers scheduled 80 individual tours. The outcome—14 offers, the best from a young family.

Our clients rely on our solid advice and strong track record to justify their actions to parties in a trust, probate or family dispute. And they’re relieved and delighted when we deliver multiple offers.


Kitchen (before)
The kitchen suffered from the warm colors and mismatched patterns of the 1970s.

Kitchen (after)
Relief for the eyes—stainless steel, wide-plank flooring, classic quartz countertops, a single-stem brushed nickel faucet with undermount sink for the cool, restful palette buyers prefer. 

Living Room (before)
The living room was less than inspiring.

Living Room (after)
A new feel with wide-plank flooring, fresh paint, a new fireplace identity and select staging. The popcorn ceiling remained, saving the estate $9,000 and the hassle of permits and intrusive inspections.

Bathroom (before)
My favorite part of the bathroom, beyond the uniquely shaped plastic molten countertop, was the toilet seat sweater. 

Bathroom (after)
We pulled off a modern, fresh appearance with a minimal investment. 

Breakfast Nook (before)
The breakfast nook was consistent—dark and drab. 

Breakfast Nook (after)
What a difference with a brighter light, fresh paint, a splash of color and a more open space.

Master Bedroom (before)
The master bedroom and the other two bedrooms were primarily brown and lacking spark.

Master Bedroom (after)
Just a little brown, but with a lot more light and pep, created a pleasantly contemporary room.

En Suite Bath (before)
The en suite bath needed a good dose of updating and refreshing, including saying goodbye to the terrycloth toilet seat cover!

En Suite Bath (after)
Fresh paint, a view desk and a nice seating area convinced buyers this perch was worth the effort. Buyer response was overwhelmingly positive.

Living Room (before)
We started with a dark, dreary living room/dining room/family room.

Living Room (after)
The space became very inviting with crisp paint and furnishings, plus the flooring we used consistently in the home.



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