DeLeon Insight- September 2025 Cover Page

The DeLeon Insight – September 2025



Enforceability of the “As-Is” Provision in Residential Real Estate Purchase Contracts

Given the hot housing market in Silicon Valley, buyers, in the face of multiple all-cash offers, feel pressured to make their offers as appealing as possible. Not only do these buyers make offers with no contingencies, they also take the property “As-Is.”…

Atherton 2014: The Evolving Expectation of Privacy

By Ken DeLeon  In October 2014, Forbes named Atherton, California (94027) the most expensive zip code in the country for the second year in a row. The local market has been experiencing incredible appreciation, which is directly attributable to both…

Ideas for Outdoor Living

With summer upon us, getting your outdoor spaces looking beautiful doesn’t have to be stressful and demanding. No matter how big or small your outdoor space is, here are some helpful and simple ideas that can get you ready for some low maintenance entertaining…

Grand Boulevard Initiative

El Camino Real has a deep history of change in California, and it’s about to change again. Stretching back farther than the establishment of the State of California, El Camino was originally named “The Royal Road” by the Missionaries who used the…

Some Like It Hot

While summer temperatures are going up, what is rising more rapidly are local home prices. Even after 4 years of appreciation, this year’s market shows no signs of weakening with multiple offers for many homes resulting in double-digit appreciation…

Savvy Use of the 1031 Exchange

“In this world nothing can be said to be certain, except death and taxes.” Benjamin Franklin, 1789 Could Mr. Franklin have been half wrong? The answer is yes for individuals willing to make systematic and disciplined use of tax deferred exchanges…

A Bright Idea in the Sky

Lighting in a house is important when buying a home. In the current competitive seller’s market, buyers can’t always find the ideal home with the lighting they dream of. Luckily, with today’s technology, homeowners are able to bring in more light…

All is Fair in Love and Community Property

Marriage and love generally form a simple equation – two people meet, they fall in love, and then they wed. However, for married couples residing in California, before reaching “happily ever after,” each spouse should consider California’s law…

The Push and Pull of Pricing

While a rising tide raises all boats, the wave of appreciation that is hitting Silicon Valley housing is uneven and has ebbs and flows based on consistent trends in the marketplace. Overall, most prime cities in Silicon Valley have seen double digit growth…

Pick Your Pipe for Plumbing

Before owners put the wrench to a leaking pipe or decide to replace portions of a pipe itself - STOP! Was the house built before or in the 1960’s? Are there galvanized steel pipes, copper pipes, clay pipes, or cast-iron pipes? Before they decide to…