Friday, November 28, 2014

Requirements for Sunnyvale Bathroom Remodel


The City of Sunnyvale requires a permit if a bathroom remodel includes any of the following:
  • replacement of the tub/shower enclosure,
  • relocation of plumbing fixtures or cabinets
  • installation of additional plumbing fixtures
 
A permit is NOT required for replacement of plumbing fixtures (sink or toilet) in the SAME location.
 
If a permit is required, it shall be obtained prior to the start of the remodel.
For more information, click on the hyperlink here --> Sunnyvale Residential Bathroom Remodel Building Permit Requirements
 

FULL October/November 2014 Real Estate Report for Santa Clara County

For the FULL report click here --> Full November 2014 Real Estate Report for Santa Clara County

If that hyperlink doesn't work, then enter this URL in your browser --> https://siliconvalleyhouses.files.wordpress.com/2014/11/nov-2014-real-estate-report.pdf

Thursday, November 27, 2014

Highlights of October/November 2014 Real Estate Report - Santa Clara County

Quantitative Easing and Mortgage Rates

The Federal Reserve has ended quantitative easing, again. What does that mean for mortgage rates?
For the moment, nothing. The Fed isn't expected to raise short term interest rates until the middle of next year.
Also, the Fed has a very limited ability to affect long-term interest rates.
Plus, the dollar reached a four-year high recently. Why? Because the economies of other countries around the world are still moribund and that means money is pouring into the United States keeping interest rates low.
We don't expect that to change for a couple of years.
As we noted last month, the lack of inventory will push prices up. It did.
Last month the median price for single-family, re-sale homes once again hit $875,000, our new post-recession high which was first reached in June.
The average price for homes hit a new all-time high in October.

October Market Statistics (Santa Clara County)

Year-Over-Year
  • Median home prices increased by 19.4% year-over-year to $875,000 from $733,000.
  • The average home sales price rose by 23.1% year-over-year to $1,156,090 from $939,186.
  • Home sales fell by 20.9% year-over-year to 929 from 1,174.
  • Total inventory* fell 42.5% year-over-year to 1,708 from 2,970.
  • Sales price vs. list price ratio rose by 0.4% year-over-year to 103.1% from 102.7%.
Compared To Last Month
  • Median home prices improved by 2.0% to $875,000 from $857,500.
  • The average home sales price rose by 4.2% to $1,156,090 from $1,108,960.
  • Home sales up by 4.5% to 929 from 889.
  • Total inventory* dropped 13.7% to 1,708 from 1,978.
  • Sales price vs. list price ratio dropped by 0.4% to 103.1% from 103.5%.

Condominium Statistics

Year-Over-Year
  • Median condo prices increased by 27.2% year-over-year to $550,000 from $432,500.
  • The average condo sales price rose by 25.7% year-over-year to $610,266 from $485,444.
  • Condo sales rose by 58.8% year-over-year to 397 from 250.
  • Total inventory* rose 4.9% year-over-year to 615 from 586.
  • Sales price vs. list price ratio fell by 0.1% year-over-year to 102.2% from 102.3%.
* Total inventory is active listings plus contingent or pending listings. Active listings do not include contingent listings.
santa clara county homes sales momentum

trand at glance

Monday, September 29, 2014

Fun Facts about the Santa Clara Unified School District Attendance Boundaries

Fun Facts about the Santa Clara Unified School District Attendance Boundaries


Here are some fun facts about the attendance boundaries in the Santa Clara Unified School District.

As expected, the major street El Camino Real is a hard boundary between the school attendance boundaries. 

Students on the North side of El Camino Real are assigned to Wilcox High School. 
Students on the South side of El Camino Real are assigned to Santa Clara High School. 


Students who start at the northern tip of Santa Clara at Mayne Elementary will have to travel far to Don Callejon School for Middle School.


Students who start off in Montague Elementary will have to travel far to Buchser Middle School when they reach middle school age.

Students who go to Cabrillo Middle School will get assigned to either Wilcox High or Santa Clara High depending on which elementary school they went to.

Briarwood Elementary and Bower Elementary will go to Cabrillo Middle then Wilcox High.
Pomeroy Elementary will go to Cabrillo Middle then Santa Clara High.

Millikin Basics+ Elementary School moved from Central Park Elementary to Mariposa School

Millikin Basics+ Elementary School moved from Central Park Elementary to Mariposa School

The rising number of parents who wished to enroll their children in the Santa Clara Unified School District's Millikin Basics+ Elementary School prompted the school’s move away from its former site at Central Park Elementary on Sonoma Place (just north of Central Park) to a bigger campus at the former site of Mariposa School on Hobart Terrace on the West side of Mariposa Gardens in 2013.

Due to an unexpected population drop and unused capacity in neighboring schools, Central Park Elementary was closed in 2012.

After updating the former Mariposa school site, the Millikin Basics + program re-opened at the former Mariposa site in 2012-2013.

The new Millikin Basics+ Elementary School was formerly Mariposa School, established in 1956.
Mariposa School later closed due to declining enrollment, and then was rented out to another educational institution before the school district reclaimed it for the site of the new Millikin campus.
While the old Millikin campus held 402 students, the new campus holds 432 students.

Friday, September 12, 2014

City of Los Altos Single-Family Residential DESIGN GUIDELINES for New Homes & Remodels

The City of Los Altos provides a 26 page booklet on Single-Family Residential DESIGN GUIDELINES for New Homes & Remodels on their website.

Los Altos requires a design review for all residential construction.  Most design reviews are performed by Planning Department staff.  However, applications for 2-story construction or unusual architectural designs are heard by the Architectural and Site Control Committee (A&S), a subcommittee of the Planning Commission.

New iPhone App helps attract Customers to your Open House

Tunedra recently unveiled a new iPhone app that helps Agents and Sellers attract Home Buyers to their Open Houses.  The usual real estate text description doesn't really stand out.  To make your home descriptions more memorable, the Tunedra iPhone App allows you to SING the description.  The result is a catchy tune that potential home buyers cannot get out of their mind.

For an example, click this link to musical description of Bertha Taylor Elementary listing.
then click the triangle play button at the lower left corner to play.

To help understand the song:
49ers = The San Francisco 49ers.  On Sundays when the 49ers play, the traffic to open houses drops precipitously.  On Saturdays you have no excuse not to come visit my open house

API = Academic Performance Index (Bertha Taylor is the highest performing elementary school in the Oak Grove School District.  Of course, after listening to this song, that point should be drilled into your head.)

Thursday, August 28, 2014

Open House Saturday 1pm-4pm with Bertha Taylor Elementary (API 903)

Open House Saturday 1pm-4pm with Bertha Taylor Elementary (API 903)

For more details about the open house, listen to this Song

Lyrics:
Come to my open house Saturdaaaay
1pm to 4pm
Saturday.  This Saturday you don't have anything better to do
because there's no 49ers for you to watch
So why don't you come to my open house
My open house in South San Jose
The schools are so awesome
Bertha Taylor Elementary...
with its API over 903
Your kids will be smart
Your kids will be smart
They will become geniuses
after they go to Ber Tay
They'll learn so much
They'll become doctors, lawyers, ... or software engineers
Making lots of money
Making apps for your iPhone or your Android phone
just because you bought this house
2014 was the turning point of your children's lives
Just because you were so smart to buy this house in...
Bertha Taylor Elementary in the Oak Grove Elementary school district
The #1 school in Oak Grove Elementary
Make sure it's Bertha Taylor
because Bertha Taylor is the one with API of 903.
Come on to my open house.
Come on to my open house.
Bring your kids because they are going to become....so smart
after going to Bertha Taylor Elementary
The house with the white picket fence.

Monday, August 25, 2014

Waiting period to buy again after foreclosure or short sale

Waiting period to buy again after foreclosure or short sale

After a distressed sale, how long is the wait before you qualify for a new mortgage to help you get back to becoming a homeowner?
a) If you did a short sale for your last house, you normally have to wait for 4 years before you can qualify for a loan to purchase a house again.  However, with Extenuating Circumstance, you might be able to get a loan after 2 years.
b)    If you let your last house go to foreclosure with a valid hardship, then you still need to wait only 4 years to qualify for a conforming loan to get back to becoming a homeowner.
c) If you
let your last house go to foreclosures with no valid hardship (i.e. strategic foreclosure), then for both conforming and non conforming loan, you will need to wait 7 years
For an FHA loan, you only need to wait 3 years.

Friday, August 8, 2014

Open House Saturday 8/9/14 from 1-4pm. 3274 Payne Ave, San Jose, CA 95117


Open House Saturday 8/9/14 from 1-4pm.  3274 Payne Ave, San Jose, CA 95117

To view the flyer, click here.

High Ceiling
3 bedrooms 2.5 bathrooms
New Interior Paint
Granite Counters in Kitchen
Master Suite has Large Walk-in Closet
2 Car Garage

Thursday, August 7, 2014

Trumark Homes' Momentum at Pace in Milpitas

Trumark Homes' Momentum at Pace in Milpitas offers 2 floor-plans. 

Click here to see the brochure.

Page 1 lists the Features and Amenities.  Pages 3-4 show the two floor-plans (which they call "residences"). 

Both Plans 1 and 2 have tandem garages.

Both Plans 1 and 2 are more rectangular in shape.

Both Plans 1and  2 have the master and the 2nd bedroom separated by a laundry room.

Both Plans 1 and 2 are tri-level.  However, plan 1 has kitchen, great room, and half bath down on the 1st floor, which minimizes the occupants' climbing and descending of stairs.  Plan 2 is organized like a typical tri-level from other home builders in the Bay Area (1st floor has garage, den, guest bedroom, guest bathroom; 2nd floor has kitchen/dining/living rooms; 3rd floor has the remaining bedrooms).

Trumark Homes' Velocity at Pace in Milpitas Offers 6 Very Different Floorplans

Unlike some other new communities whose floor-plans are all very similar to each other with only minimal tweaks, Trumark Homes' Velocity at Pace in Milpitas offers 6 very different floor-plans. 

Click here to see the brochure.

Page 1 lists the Features and Amenities.  Pages 3-8 show the six floor-plans (which they call "residences"). 

Plans 1, 2, and 5 have tandem garages.
Plans 3, 4, and 6 have side-by-side garages.

Plans 1 and 2 are more squarish.
Plans 3-6 are more rectangular.

Plan 2 has the master and the 2nd bedroom open right next to each other in case you are a parent who wants to keep close tabs on your kids.

Plan 6 has only two levels, which is great for people who are tired of seeing tri-level new homes.  Aside from the garage and office and bathroom on the 1st floor, the remaining common rooms (kitchen, dining, living) and bedrooms/bathrooms (master, 2nd) are all on the 2nd floor, which minimizes the occupants' climbing and descending of stairs.

Friday, July 25, 2014

Open House Saturday 12:30-3:30pm 1446 Golden Meadow Square, San Jose, CA 95117

Open House Saturday 12:30-3:30pm
1446 Golden Meadow Square, San Jose, CA 95117
Desirable "Merrivale West" townhouse complex
Centrally located off Payne & San Tomas Expressway
Call Robert Lei (408) 893-2410 if you have questions or would like to see the inside


Friday, July 18, 2014

Wiring Money from Overseas Bank Account vs. Opening a US Bank Account to Gift Money to Kids

From a Gift Tax perspective, it is better for parents to wire money directly from their foreign bank account to their kids in the United States. 

Some parents who live overseas make the mistake of opening a bank account in the United States for the purpose of transferring money to their kids in the United States.  However, that opening a US account and paying from that US account to their kids, makes them have to Pay a gift tax in the United States.

Going back to the first method, if the parents fund transfers take place overseas, then the buyers will not have to pay gift tax.
For full details, check the 3520 gift report form "
 
 
 








Annual Return To Report Transactions With Foreign Trusts and Receipt of Certain Foreign Gifts
 
 
:
http://www.irs.gov/pub/irs-pdf/f3520.pdf


Per bank social, you are allowed $100k per year.
If the buyers are buying the property for investment (rather than to live in themselves), then gifts will not be allowed.

Disclaimer: I am not a tax professional.  Please contact your tax professional for full details.

Where in the Prelim do I check to saveCondo vs. PUD

Question: How do you determine whether a property is a condo (i.e. has condo ownership) or is in a Planned Unit Development (aka PUD ownership)?
Answer: Check the Preliminary Title Report.   The Prelim Page#1 Item#1 To help determine whether the property is a h Condo or pud from prelim page1.

If Item #1 says "A Condo", then it's a condo.
If Item #1 says "A Fee", then most likely the property is in a PUD.

Check out Page4 of the preliminary title report:
If you see HOA and dues, then the property is part of a PUD because the owners pay a maintenance fee.

Divided interest in your unit plus undivided interest in the common areas.

Condos have undivided interest in the entire complex.

Different lenders charge different fees for different types of ownership.

Wednesday, July 16, 2014

2 Ways to get Discount on Bank of America HELOC rates 7/16/14

Bank of America HELOC rates 7/16/14

For a Loan-To-Value (LTV) below 70% and HELOC loan amount of $300,000 the interest rate for the HELOC would start at 3.935% before discounts.

With the prime rate at 3.25%, this means the rate is:
 3.93% BofA HELOC rate
-3.25% Prime Interest Rate
=0.68% above Prime

There are two ways to get a discount on these rates:

1. If you set up direct automatic payment of your monthly HELOC interest, then you get a 0.25% discount.

  3.935% HELOC rate before autopay
- 0.250% autopay discount
=3.685% HELOC rate after autopay
 -3.250% Prime Rate
 =0.435% above Prime

2. To get even more discount, you could immediately draw $25,000 from the HELOC to get another quarter percent discount.  (You must keep that $25,000 balance on your HELOC for 3 months.)

 0.435% above Prime
 0.250% immediate draw >= $25k discount
 0.185% above Prime

Sunday, July 13, 2014

July 2014 Santa Clara County Real Estate Report Robert Lei

Silicon Valley real estate prices reached all-time highs in June.

Click the link below to read the full July 2014 issue of the Santa Clara County Real Estate Report
https://siliconvalleyhouses.files.wordpress.com/2014/07/july2014realestatereport_rl.pdf

Robert Lei,
REALTOR, ePRO,
(408) 893-2410


Tuesday, July 8, 2014

Converting Range To Gas : Pipe Diameter Calculation

      




What would be involved to convert an electric range to a gas range if the kitchen currently does not have a gas connection?

Some initial factors to consider are the location of the gas meter and existing gas lines.
The house in this video already ran a gas line to the furnace in the garage.

Another factor is the diameter of pipe you need to safely transport the gas. Typically for most gas ranges you need a 3/4" diameter pipe to feed it. If your gas meter is way over at the other end of the house, then you'll need to run a calculation that takes into account the BTUs and distance of travel. Specifically, you will need to take into account the worst case scenario of all gas appliances running at the same time, (i.e. all appliances pulling gas simultaneously). If the pipes are not wide enough for the extreme load, this could pose a hazard.

Running a new 3/4" gas line could cost approximately $700-$800. If you can use the existing gas lines because they are just servicing two other things, then you would just need to put a T and tap out of that for a lower cost of just $200 or so.
 

Friday, July 4, 2014

4th of July Festivities/Fireworks in/near Silicon Valley (2014)

 

By
Real Estate Agent with Century 21 (SUNNYVALE, CA) - (408) 893-2410
4th of July Festivities/Fireworks in/near Silicon Valley
(July 4, 2014)
By Robert Lei, Silicon Valley REALTOR, ePRO
 
Most Popular 4th of July Events in the entire Bay Area:
1. San Francisco Fireworks: Waterfront festival at Pier 39 with live music from noon until the Fireworks at 9:30pm.
2. San Jose: See below
3. Livermore
4. Mountain View Shoreline Amphitheatre
5. Angel Island
6. Richmond
7. Oakland: Festival of Family Fun at Jack London Square Friday July 4, 2014 from 11am-4pm. Dazzling performers including Uncle Sam stilt walker, jugglers, magicians, hula hoopers, clowns, and puppeteers.
8. Pleasanton: 9:45pm Alameda County Fair: Non-stop, razzle-dazzle fireworks set to music and a cool video tribute to Alameda County.
 
 
South Bay / Santa Clara County:
 
Gilroy
Friday, July 4. Fireworks at 9:30 p.m. at Gilroy High School sports field. Free
Friday, July 4. Independence Day BBQ/Salute to Military Heroes. All-You-Can-Eat BBQ served at South County Picnic Grove. No Fireworks. Cost

Los Gatos

Friday, July 4. Food & music from 11am to 4:30 p.m. at Oak Meadow Park on Blossom Hill Road. No Fireworks. Cost.

 Milpitas
Friday, July 4. Afternoon pool party at the Milpitas Sports Complex with music, food, and games from 1-4pm ($2 per person), followed by an evening Concert and Fireworks Show featuring Pacific Soul from 7-10pm ($3 per person) with Fireworks at 9:15 p.m. on the Sports Center’s football field.
Morgan Hill
Friday, July 4. Parade in downtown at 10am. Fireworks at dark at Morgan Hill Outdoor Sports Center Community Park. Free
Mountain View
Friday, July 4. San Francisco Symphony performs at Shoreline Amphitheater at 8 p.m. with Fireworks at dark. Free with paid concert ticket.
Palo Alto
Friday, July 4
 "33rd Annual Summer Festival and Chili Cook-off" at Mitchell Park from noon to 5pm. No Fireworks.
Fireworks between 9 and 9:30 p.m. at EcoCenter Baylands Park. Free
San Jose
"Rose, White, and Blue Parade and Festival" Parade at 10am followed by food and entertainment from 11am to 3pm at The Alameda.  No Fireworks.

MUNICIPAL STADIUM Friday, July 4.
 Fireworks after the San Jose Giants game at Municipal Stadium. Free with paid ticket.
ENCORE Saturday, July 5. Fireworks after the San Jose Giants game at Municipal Stadium. Free with paid ticket.
DISCOVERY MEADOW Friday, July 4. 9:15 pm. San Jose America Fireworks show at Discovery Meadow in downtown San Jose for the first time since 2008.
A big thank you to the San Jose Rotary Club(along with Santa Clara County and the city of San Jose) for bringing the fireworks show back after a 6-year hiatus. (Note, there is no daylong festival event.
Can’t make it to the event? Enjoy the patriotic music simulcast on KLIV-AM 1590.)
PLAZA DE CESAR CHAVEZ Friday, July 4th and Saturday, July 5th: FUN, but no fireworks (except in your mouth) at the San Jose Bacon Festival at Plaza de Cesar Chavez.
ALMADEN LAKE PARK Friday, July 4th; for the first time ever, fireworks at San Jose's Almaden Lake Park.
 
Cupertino 
Friday, July 4. Fireworks start at 9:30 at Cupertino High School. Viewing sites: Sedgwick Elementary School, Hyde Middle School, Portal Park, Wilson Park and Cupertino Creekside Park. Music and vendors at Creekside Park. No access, driving, parking or viewing from Cupertino High School. Free
 
Santa Clara 
Friday, July 4. Live music and food at the Pavilion in Central Park from noon-5pm. The fun continues at the lawn area outside the Community Recreation Center.  Bring your lawn chairs and blankets for more entertainment, a variety of food booths/trucks plus Fireworks at 9:30 p.m. at Central Park. Free
 California's Great America.  Friday, July 4 & Saturday, July 5. 11am-4pm. Mini-flag giveaway, a family BBQ, and patriotic fun all weekend long plus Fireworks Extravaganza at 9:45pm both nights.
 Saratoga
Friday, July 4. Parade and music are part of a morning-long celebration at Kevin Moran Park.  No Fireworks 

 
Posted by
Robert Lei
Real Estate Professional
Century 21 M&M and Associates
South Bay; Silicon Valley
(408) 893-2410

Thursday, July 3, 2014

4th of July Festivities/Fireworks Silicon Valley (July 4, 2014)

4th of July Festivities/Fireworks Silicon Valley
(July 4, 2014)
By Robert Lei, Silicon Valley REALTOR, ePRO
 
4th of July Fireworks shows in Silicon Valley (July 4, 2014). 
8 of the 15 cities in Santa Clara County have fireworks shows this year -- , Gilroy, Milpitas, Morgan Hill, Mountain View, Palo Alto, San Jose, Cupertino, and Santa Clara. Five of these fireworks shows are free; the other three are included with paid admission.
 
 
 
Gilroy
Friday, July 4. Fireworks at 9:30 p.m. at Gilroy High School sports field. Free
Fourth of July fireworks Cupertino Michelle Carr Crowe blog imageMilpitas
Friday, July 4. Fireworks at 9:15 p.m. on the Sports Center’s football field. $2 per person
Morgan Hill
Friday, July 4. Fireworks at dark at Morgan Hill Outdoor Sports Center Community Park. Free
Mountain View
Friday, July 4. San Francisco Symphony performs at Shoreline Amphitheater at 8 p.m. with Fireworks at dark. Free with paid concert ticket.
Palo Alto
Friday, July 4
 Fireworks between 9 and 9:30 p.m. at EcoCenter Baylands Park. Free
San Jose
MUNICIPAL STADIUM Friday, July 4.
 Fireworks after the San Jose Giants game at Municipal Stadium. Free with paid ticket.
ENCORE Saturday, July 5. Fireworks after the San Jose Giants game at Municipal Stadium. Free with paid ticket.
DISCOVERY MEADOW Friday, July 4. 9:15 pm. San Jose America Fireworks show at Discovery Meadow in downtown San Jose for the first time since 2008.
A big thank you to the San Jose Rotary Club(along with Santa Clara County and the city of San Jose) for bringing the fireworks show back after a 6-year hiatus. (Note, there is no daylong festival event.
Can’t make it to the event? Enjoy the patriotic music simulcast on KLIV-AM 1590.)
PLAZA DE CESAR CHAVEZ Friday, July 4th and Saturday, July 5th: FUN, but no fireworks (except in your mouth) at the San Jose Bacon Festival at Plaza de Cesar Chavez.
ALMADEN LAKE PARK Friday, July 4th; for the first time ever, fireworks at San Jose's Almaden Lake Park.
 
Cupertino 
Friday, July 4. Fireworks start at 9:30 at Cupertino High School. Viewing sites: Sedgwick Elementary School, Hyde Middle School, Portal Park, Wilson Park and Cupertino Creekside Park. Music and vendors at Creekside Park. No access, driving, parking or viewing from Cupertino High School. Free
 
Santa Clara 
Friday, July 4. Fireworks at 9:30 p.m. at Central Park. Free
 
 
Posted by
Robert Lei
REALTOR, ePRO
Century 21 M&M and Associates
(408) 893-2410

Friday, June 27, 2014

Recurring vs. Non-recurring Closing Costs

Recurring vs. Non-recurring Closing Costs

For a buyer, closing costs are everything outside of the purchase price that a buyer pays to complete a real estate transaction.

For a seller, closing costs are all the fees, except liens or encumbrances, that are deducted from the purchase price.
 Some examples of closing costs include documentary transfer tax; city / county transfer or property taxes; inspections; loan fees such as points and prepaid interest.
Costs or expenses in an escrow are classified as either recurring or non-recurring.
 
Recurring Closing Costs
Costs which the party pays at closing but will continue to pay after the escrow closes as the normal cost of maintaining the property.
  • Fire Insurance Premium
  • Homeowner’s Association Dues
  • Real Property Taxes
  • Interest on the New Loan



Non-Recurring Closing Costs (NRCC)
Costs which are charged ONE TIME ONLY as an expense of closing the transaction.

Title Company Expenses such as:
  • Title Insurance Premiums
  • Recording Fees
  • Endorsements to Title Policies
  • Sub-Escrow Fee which may be due Title Company
  • Reconveyance Fees
  • Documentary Transfer Tax
  • Escrow Fees
  • Notary Fees
  • Messenger Fees
In the case of a refinance:
  • Fees Associated With Making an Existing Loan Payoff
  • Transfer or Document Fees to a Homeowner’s Association
Lender’s Costs such as:
  • Appraisal
  • Credit Report
  • Loan Origination
  • Loan Processing
  • Document Fees
  • Tax Service Contract
In the case of a sale:
  • Real Estate Broker Commissions
  • Fees for Property Disclosures or City Reports
  • Transaction Coordinator Fee
  • Home Warranty Premium

Thursday, May 1, 2014

Grand Opening Weekend for Las Palmas by Summerhill Homes: The Gardens vs. The Groves

This past weekend Saturday April 26th & Sunday April 27th was the Grand Opening Weekend for Las Palmas by Summerhill Homes. 

The Las Palmas community is divided into two styles:
--The Gardens have a more urban design.
--The Groves have a more private outdoor space.

The Gardens:
54 attached homes
2-4 bedrooms, 2.5-3.5 baths
1,267-1,876 approx. sq. ft.

The Groves:
49 attached homes
3-4 bedrooms, 2.5-3 baths
1,611-1,851 approx. sq. ft.

Look below for a peek at the Las Palmas Sunnyvale 2014 Grand Opening Video Tours of The Gardens/Groves Model Homes: