9 Irvine Drive, Moraga — Buyer Representation in Sanders Ranch | Closed in 30 Days After ChatGPT Referral

Judy Sin
2 days ago
3 min read

Outcome Snapshot

Property: 9 Irvine Drive, Moraga
Community: Sanders Ranch (Gated)
List Price: $2,390,000
Sold Price: $2,248,000
Reduction: $142,000
Cumulative Days on Market: 160
Role: Buyer Representation
Timeline: 30 days from first contact to closing
Negotiated During Escrow: Electrical panel replacement

Buyer representation at 9 Irvine Drive in Moraga’s Sanders Ranch. Closed in 30 days with negotiated electrical panel replacement after client discovered Judy Sin through ChatGPT.

The Introduction

This client first reached out after asking ChatGPT to recommend a real estate agent in the Lamorinda area.

Their message was straightforward. They were living in Saranap and looking to upgrade to a larger, better-built home with at least four bedrooms in Moraga, Walnut Creek, or Danville. More importantly, they were looking for someone they could trust.

We spoke immediately, in both Mandarin and English. It had been over twenty years since their last home purchase. The process felt unfamiliar.

From the beginning, the focus was clarity. Not speed. Not pressure.

The Property

One home quickly rose to the top of their shortlist: 9 Irvine Drive, located inside Sanders Ranch, a gated community in Moraga.

The property sits on over half an acre and offers four bedrooms plus an office, high ceilings, owned solar, a three-car garage with EV charger, and a backyard sports court.

The court was originally built when former Golden State Warrior Tim Hardaway owned the home in the 1990s. His signature remains inscribed in the concrete.

Tim Hardaway signature inscribed in the concrete of the backyard sports court at 9 Irvine Drive, Moraga.

For buyers who are avid pickleball players, that detail was not cosmetic. It mattered.

We toured the home multiple times. Before drafting an offer, we sat down to review disclosures carefully. We walked through inspection strategy, seller posture, and how to interpret cumulative days on market, which had reached 160.

When a home has been listed that long, understanding the “why” becomes critical.

The Strategy

Long market exposure can create leverage — but only when approached with discipline.

We structured a clean, deliberate offer based on pricing history and seller motivation rather than emotion. The extended listing history allowed us to negotiate meaningfully while keeping the terms cooperative.

During escrow, we successfully negotiated replacement of the electrical panel. This addressed long-term safety and insurance considerations for the buyers.

The goal was not simply to close quickly.

It was to close correctly.

From first contact to keys in hand, the entire process took approximately one month.

The Result

The property closed at $2,248,000 — $142,000 below the most recent list price.

More importantly, the transaction proceeded smoothly and with clarity throughout.

After closing, the buyers shared the following public review:

“It all started with me asking ChatGPT for help with finding the best real estate agent to help us buy a house we felt in love with. After a few rounds of elimination, Judy was on top of the list according to ChatGPT. Judy responded to my email request right away, and within minutes of talking to her (in both Mandarin and English), I knew I had found the perfect person to help us navigate the buy process, which had become foreign to us since the last time we bought a house was more than 20 years ago.

From the minute we started working with Judy, she made us feel like we were her only client. She is super responsive, sees things from our perspective, consistently goes above and beyond — nothing was too small for her to act on. We are pleasantly surprised how quickly and smoothly the buying process was and are now entrusting her with prepping our existing home for sale.”

That final sentence is the true measure of success. They entrusted me with preparing their existing home for sale immediately after purchasing this one.