Twelve years later, here we are again with the Alex Aung Cupertino Real Estate Consultant team…read more In a world rushing toward AI for every answer, what stood out this time is something no algorithm can replicate: human judgment, patience, and care. Alex never once pushed us to make an offer. He did the opposite, asking quiet questions that helped us figure out what we actually needed in a home, and what we could live without. Yuchi made sure our finances were rock-solid before we wrote anything. She reminded us to budget for the nice-to-haves and steered us clear of money pits. Before submitting our offer, Alex walked us through the comps he'd prepared and, surprisingly, suggested we go in lower. In a moment when ceasefires get torn up every other week and the world feels uncertain, that lower number turned out to be exactly right. Behind the scenes, Alex paired our written offer with a strong verbal follow-through. We were shielded from the rest. Accepted as written. Two offers with Alex and Yuchi, 12 years apart. Both accepted on the first attempt. Yuchi is now voluntarily and unofficially project-managing our Sunnyvale home upgrade, taking time out of her schedule to visit stores and walk through options with us like it's her own place. Whether you're house hunting in the Bay Area, casually browsing, or just uncertain about whether now is the right time, reach out to Alex. You'll know right away you're in good hands.

Buying/selling a home in the Bay area can be crazy and stressful and we couldn't have done without…read moreAlex Aung Cupertino Real Estate team. We've both purchased and sold multiple properties with them all in Silicon Valley area and every time it has been nothing, but smooth experience and they exceeded our expectations. They are very experienced with entire Bay Area especially San Jose real estate market, which makes their expertise invaluable for us. We found that their incredibly detailed home price technical analysis report, prior to each offer we made is extremely useful and is very precise, unbiased, and well aligned with today's rapidly moving market and this ultimately guide us in securing our dream house confidently knowing we did not over bid more than needed to be in the game of bidding war in such a current competitive market. They also took their time to thoroughly review each inspection reports and disclosures with us, prior to each offer we make to make sure the property of interest has no hidden major repairs or red flags before proceeding with our offers . This again gives us great confidence in deciding whether to proceed with our offer or not. There were a few times they stopped us from proceeding further with offer due to costly foundation repair although the home is visually appealing on open house visit and other time with city's natural gas pipeline being too close to the back yard. There are many other incidences where their unbiased input was critical to our decision making on offer. They make sure that we as home buyer make the ultimate call on what price to offer with best of our interest. They work very transparently and truly have their client's interest at heart every step of the way in our home buying journey. From the get-go, they introduced us to a loan officer, proven track record of closing many home loans in a given time with best interest rate, from a competitive mortgage lender to get our pre-qualified loan approved, identifying our desired locations based on our family needs, help reviewing the reports and disclosures for red flags or negotiating and presenting relentlessly with seller on our offer to get it accepted in this multiple bid situations. What separate Alex Aung Cupertino Real Estate team from many other real agents in the Bay area is that they did not stop looking out for their clients right after the escrow is closed. When we needed to remodel our new house, they introduced us to their trusted and pool of resources, from their home builder network from structural engineer, licensed contractors, handymen, plumbers, heating/cooling electricians, painters and etc. They stepped-in and negotiated every quote for us. Just to make sure we are not getting ripped off and also get the best quality work for the amount money we needed to spend that give us ultimate peace of mind. Overall, we had great experience working with them every time. We will definitely go back and ask them to represent as our real estate agent next time whether home buying or selling comes along. We would not hesitate to recommend them to anybody.

Istarted working with Raymond Ong in 2018 after he pitched that he CARES about your property. In…read morethe summer of 2021, RWC hired MY Window in San Jose to replace all our windows and charged me $3,000+ in fees to do the work which cost $30,000. The installation was not done well and in 2023, leaks occurred during the rainstorms in March and April. Instead of helping solve our problem, he says his lawyers asked him to shut up!!! This is how he CARES! Unfortunately. Below are the correspondences Hi Raymond, Your analogies are very funny. The problem is the agent holds out as an expert in the field but instead of booking to New York the tickets were booked for Moscow. The client ends up in nowhere land! Also the client paid $3,000+ for the service ! Would you go to the agent for help? In your first email in March you asked me to fix the windows! Now you are saying it is my problem??!! I hope we can work together on this. When I asked you what I could do to attract tenants, you said windows. And I authorized the order. I have not talked to MY or know who they are??!! I approved it because of your policy of $500. Not that I know what was ordered. You have a nice weekend too. Joseph Sent from my iPhone On Apr 28, 2023, at 4:07 PM, Raymond Ong ray@raymondong.com wrote: Hi Joseph, thank you for sharing all the photos and your previous email communication. I understand your frustration. I believe this is a dispute between the homeowner and the window installer. You gave us an order and asked us to get a quote to replace the window. We reached out to a window company to give you a quote. You approve the quote. The window company hired the installer and finished the job. I am not sure what it is you are expecting from us? My point is, if you asked a travel agent to book a ticket for a flight to New York, and the flight got delayed or cancelled, do you ask the travel agent for a refund or the airline company? We are a property management company. By the management agreement any maintenance work beyond $500 requires owner's approval and consent. We follow this procedure, and you gave us your consent. Legally we didn't hire the contractor, the owner did. We merely perform a service for the owner. The contractor is an independent contractor, and the contractor is not part of our company. If there is any liability for faulty workmanship, the liability is with the contractor, not with us. At the same time, it is owner's responsibility to carry property liability insurance to protect owner from any property damages. This matter, if it cannot be resolved by the contractor, it is the insurance company responsibility to cover your loss. That is my initial thoughts regarding this matter. Again, let me do some research and talk to our legal counsel and I will try to give you a call next week. Have a great weekend. Raymond Ong On 4/28/23, 11:35 AM, "Joseph Ng" joseph2ng@gmail.com mailto:joseph2ng@gmail.com wrote: Thank YOU Raymond for your help. The caulking problem is in EVERY WINDOW! Water came in through every window frame and the water in the upper windows spread to surrounding walls. MY Window installers did the work cosmetically nice but did not seal and caulk adequately. In fact, they just use 4 nails to anchor each frame! Their good reviews on Yelp may not be real. They don't stand behind their work. According to Peter Szetu, he pays contractor insurance damage all the time and $67k is quite normal. Via Builders, our contractor, initially opened up around 6 inches of the stucco adjacent to the frames and noted water running down between the stucco and the moisture isolation paper thereby damaging the I moisture isolation paper, creating mold hazard! Hence they proceeded to open up stucco in all 3 walls. The front is brick with a balcony and canopy hence very little damage. I authorized a $67,000 repair and the work is proceeding rapidly. Thank you Joseph Sent from my iPhone On Apr 28, 2023, at 10:33 AM, Raymond Ong wrote: Hi Joseph, This is Raymond Ong. I am sorry to hear that two of your windows had a leakage issue. Let me do some research and I will get back to you next week, maybe after Wednesday or Thursday. Thank you for your patience and have a wonderful day. Raymond Ong

I cannot say enough about the services provided by Raymond Ong and his team. I live in Seattle and…read morehad a property in San Jose that needed a Property Manager. It was in bad shape and in need of repair. I connected with Raymond and although I ended up selling the property, he guided me through the process flawlessly. His expert knowledge, experience, and ability to communicate was key to making the whole stressful process (compounded by distance) very easy. I would highly recommend Raymond Ong and his team both as Property Managers and Real Estate Agents. Thanks again Raymond!!

As first-time home buyers, we couldn't have asked for a better agent than Rita. We worked with her…read moreover multiple years, and throughout that entire time she was incredibly patient and supportive. At no point did we ever feel pressured to buy--she truly prioritized helping us find the right home rather than just closing a deal. Rita's knowledge of real estate, especially in the Bay Area, is exceptional. She took the time to educate us on both the big picture and the finer details--from factors that impact long-term appreciation to nuances like lot positioning, street exposure, layout considerations, foundation tradeoffs, and even practical aspects like roofs, windows, appliances, and ongoing maintenance. This gave us a level of confidence we wouldn't have otherwise had. She consistently went above and beyond for us. She stayed up late helping us prepare competitive offers and was always flexible in scheduling tours around our work hours, even on short notice when timing was critical. When it came time to make an offer, she guided us through a fast-moving process and helped position us to win in a competitive market. Even after closing, Rita continued to be an invaluable resource. She helped us navigate the early stages of a home renovation, connecting us with architects, contractors, and gardeners, and making sure we understood both immediate and long-term maintenance considerations. We're incredibly grateful for her guidance, expertise, and dedication. We would highly recommend Rita to anyone--especially first-time buyers looking for someone who is patient, knowledgeable, and truly invested in their clients' success.

My wife and I had the absolute pleasure of working with Rita Chao as our buyer's agent, and we can…read moreconfidently say that choosing Rita was one of the best decisions we made throughout our home-buying journey. Rita is an exceptionally experienced real estate agent in the Bay Area. What truly sets her apart is her deep understanding of the region's real estate history, market evolution, and long-term trends. From our very first meeting, Rita took the time to clearly and patiently explain these broader market dynamics to us. Rather than jumping straight into showings, she helped us build a solid, high-level understanding of what buying a home in the Bay Area really means--financially, strategically, and practically. This gave us confidence and clarity early on, which was invaluable as first-time buyers navigating a very competitive market. When it came to the actual home search, Rita was meticulous and highly responsible at every step. She first helped us narrow down target areas and property types based on our budget, lifestyle needs, and long-term goals. During each showing, she provided thoughtful, professional evaluations tailored to each individual property. She would point out whether the layout was functional, whether the neighborhood felt comfortable and livable, the condition and wear of the house, and what kind of repairs or renovations might realistically be needed--both short-term and long-term. Her insights helped us see beyond surface appearances and avoid costly surprises. She patiently went through every important detail with us, carefully explaining potential risks that many buyers might easily overlook. This level of diligence made us feel protected and well-informed throughout the transaction. During offer negotiations, Rita was incredibly respectful of our emotions and priorities. She never pressured us into making rushed or irrational decisions. Instead, she advocated for our interests, helped us stay grounded, and once we were ready, worked tirelessly to secure the most favorable terms possible. Finally, what makes Rita truly special is her genuine warmth. She treated us like friends she genuinely cared about. Even after everything was finalized, Rita continued to check in, visited us, asked about our move-in plans, and offered help whenever she could. That level of care is rare and deeply appreciated. We are extremely grateful to Rita and would wholeheartedly recommend her to anyone looking to buy a home in the Bay Area.

I rented a house managed by Property Management Silcon Valley for 8 years. I had to move away…read morerecently (where I experienced a rental home not managed by PMSV, and it was like night and day). I appreciated PMSV before, but now I truly see all they do and how much they take care of their tenants and owners. I am so excited to be moving back into the same house I was in before that's managed by PMSV. I can't wait to get back. They truly take care of their homes. The homes are spotless upon move-in with everything tested and working perfectly. And someone from PMSV comes back to the home every 6 months (at the renter's convenience) to make sure all the smoke detectors and everything else is working. They respond to every question and maintenance request lightening fast. Also my move-out walk-thru was actually fun, and I received a very fair portion of my security deposit back. Also now that I'm moving back in, I'm experiencing all the PMSV magic first hand again. They basically hold one's hand through the entire move-in process. They are a dream come true. Most of my correspondence has been with Steve McCoy who is a PMSV Property Manager, Broker, Realtor. He's a true gem. He and everyone I've encountered at PMSV is extremely professional, knowledgeable, kind, and compassionate. I simply can't recommend them highly enough.

Properly Management - Silicon Valley has thoroughly impressed me with how open they are to…read moreconnecting and listening to their tenants' concerns. I am also impressed in their promptness when resolving maintenance requests and their flexibility as far as working with their tenants to create a comfortable living environment.

We cannot express enough how much we appreciated Cat's service throughout our home buying process…read more Her professionalism and meticulous attention to detail in finding out the geographical data, her thorough investigation of our interested home, and her being so well-informed about the process--from the beginning to the closing--were invaluable. As first-time home buyers, we needed someone who could answer our questions and provide the support that we needed. Cat is truly an outstanding professional, and we couldn't be happier with our new home and the service she provided. Most importantly, our professional relationship didn't merely end with the closing of our new home; she's continuing to help and guide us with the clean-up and work around the house before our move-in. In our opinion, her level of service is genuine and top-rated, and we are deeply grateful to have hired her as our agent. We wouldn't hesitate to recommend her to anyone wanting to buy or sell their home. Thank you so much for your support and guidance all the way, Cat!

Catrina helped me with my first condo buying experience. Although she is mainly based in the South…read moreBay, she thoroughly researched the areas I was interested in, was extremely responsive, compassionate in all the ups and downs of the buying process, and patient with answering all my questions.

My husband and I recently purchased our first home and we are happy that we chose Radha to guide us…read morethrough the process. It took us over a year to finally get the right house and Radha was patient, communicative, and helpful the entire time. She responds to messages promptly and I always felt like a priority. Radha worked with our schedules to show us dozens of properties. She was very knowledgeable and pointed out things we wouldn't have noticed ourselves as first time buyers. We made many offers before succeeding, and Radha did a lot of work seriously vetting every property and all the paperwork. She gave both pros and cons so we felt well informed. We would definitely work with Radha if we were to need an agent again and recommend her to others.

We had a very positive experience working with Radha throughout the home-buying process. She was…read moreconsistently punctual, attentive to our needs, and took the time to understand what we were looking for. Her advice and guidance were thoughtful and practical, which helped us make informed decisions at each step. What stood out most was her continued support even after the transaction was completed. She has remained available and helpful as we navigate next steps, including remodeling considerations. We feel fortunate to have been referred to her and are pleased with the overall experience. We would recommend her to others looking for a reliable and knowledgeable real estate agent.

Melissa as the escrow branch manger is unmatched, she is really the best I've ever worked with.read more

Great service and great care taken to ensure safety of transactions. Every step was explained…read morecarefully and I never felt at risk.

Connie helped me with my first investment property. She was professional, responsive, and always…read moreavailable. Her knowledge of the rental market was spot on, and she explained everything clearly. Thanks to her guidance, the whole process was much easier.

From the owner: Connie Bai is a Bay Area tech entrepreneur and Berkeley Law graduate turned realtor, specializing…read morein residential sales, investment properties, and property management. With a legal background and extensive experience as a product and program manager in the software industry, she brings sharp analytical skills, a global outlook, and a strategic, business-minded approach to every transaction. A passionate real estate investor, Connie pairs hands-on experience with a genuine commitment to helping others build wealth through property. Multilingual and well-traveled, she connects easily with diverse clients—while staying grounded by her love of animals, fashion, tennis, and technology.

Jorge and Winnie have been absolutely wonderful in helping manage the property and handle a wide…read morerange of issues -- often while being short on resources. They consistently stay professional, responsive, and solution-oriented no matter how complicated the situation is. Their work behind the scenes can easily go underappreciated because so much of what they do involves navigating complex problems, coordinating multiple parties, and keeping everything moving smoothly. It's not easy, and they truly deserve recognition for their dedication and hard work. Very grateful for their commitment and support. Highly recommend!

They are one of the worse property management companies. The watering system was turned off and…read moreIntempus ignored my emails for over 4 months! My bushes died, my baby sun rose ground cover half died. Intempus referred us to landscapers that decided to remove plants that were almost dying. And then refuse to pay for the damage! They claimed it was because the plants were dying. Yeah! Dying because Winnie ignore my emails for over 4 months! We had a week of 100 degrees weather in March too! Also, these property managers are misogynistic! The other men on the board all get treated with respect. Whereas me, the ignore, they try to put me in my place, put blame on me over things they have done, condescending respond to me and ignore my emails. The other two board members are not fulfilling their fiduciary duties, and Intempus enables them because it is what is easier. These guys don't want to do anything! Don't hire them if you have an HOA!!