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Eileen’s Sold Properties
2200 Pacific #10D
Pacific Heights
Contemporary View Condo
Sold: $1,750,000
Represented Seller

Just Sold: Pacific Heights View Condo

Just Sold: Pacific Heights View Condo

I just closed on my two-bedroom/two-bath condo listing at 2200 Pacific #10D. Featuring city and Bay views, the unit benefitted from a prime Pacific Heights location, spacious rooms and amenities that included a view roof deck with heated pool, storage, parking and 24/7 doorperson service.

Listed for $1,695,000, #10D sold for $1,750,000 in an all-cash transaction.

Congratulations to the lovely buyer who will enjoy a wonderful new home. Much thanks to selling agent Joan Smith at Pacific Union and escrow officer Michael Gaffney for their hard work.

What You Could’ve Bought for Below The List Price

The selling pattern in San Francisco continues to be list low, sell for more. However, it doesn’t always work out that way for some sellers. November brought with it some sales that veered from the typical pattern, in neighborhoods where it absolutely is the norm to overbid. Congrats to these buyers and sellers who wrapped it up before the end of the year:

136 6th Avenue
Lake Street
List Price: $3,125,000
Sale Price: $2,650,000
Days on Market (DOM): 39


136 6th Avenue was a single-family house with a legal one-bedroom apartment down (used as an office by the former owners). The location at 6th and Lake was excellent, and perhaps this home suffered from less-than-stellar marketing (no word yet if the red tea kettle and the pepper mill were included in the sale). Continue Reading

What You Need to Know About the SF Market

When I first meet with a buyer who’s new to the San Francisco real estate market, we discuss the realities of how our market is operating. Because unless you have a full understanding of what to expect, you could spend months wasting time—and not getting what you want.

The market has been pretty consistent all year, with high demand and insufficient inventory. I don’t expect that to change in the near future, even if we can no longer deduct property taxes and have a cap on mortgage interest deductions. So here are the things you need to know and navigate in order to be a successful buyer in 2018: Continue Reading

5 Reasons Why Your Condo May Not Be Selling—And What You Can Do About It

There are currently almost 400 condos for sale in San Francisco. And more than half of them have been on the market for 21 days or more—that’s a lot of sellers who are probably wondering why their properties aren’t selling if the San Francisco market is so hot.

There are a lot of reasons some condos take longer to sell. But here are a few of the most frequent sale barriers, along with some ideas for overcoming them: Continue Reading

What You Can Buy in November: 21 Days & Counting

November can be a great time to finally land that home you’ve been spending much of 2017 trying to purchase. Some buyers become distracted with the onset of the holiday season, and the competition thins out. And serious sellers have less inventory with which to compete.

If you’re a buyer looking to get into contract before the end of 2017, it’s an excellent idea to consider properties that have been on the market for 21 days or more. These can sometimes be homes that have fallen through the cracks. Perhaps they’ve been in and out of contract once already, and the sellers are ready to wrap it up. Or the list price may be the actual price the seller will accept (a rarity in the current market). Continue Reading

Luxury Market Sees Extreme Overbids in October

Luxury Market Sees Extreme Overbids in October

October has been the month for buyers in the $2M+ range to throw hundreds of thousands of dollars over asking for single-family homes (and one condo) in various neighborhoods across the city.

Deep-pocketed buyers are obviously feeling pretty cheeky about our Bay Area economy.

The most egregious example of extreme overbidding happened at 128 26th Avenue in the Lake District (see photo, left). The custom 4BR/2.5 home at the Sea Cliff entrance has a roof deck with panoramic views, and was listed for $2,995,000. So why not pay a million dollars more, right? That’s exactly what happened, as the sale closed on October 20th for $3,910,000.

Here are a few more extreme overbids that went on the books in October:
1 Miguel | Glen Park
3BR/2.5BA
List price: $1,675,000
Sale price: $2,600,000 Continue Reading

When’s The Best Time To Sell in San Francisco?

I’m asked routinely by homeowners when the best time is to sell.

The busiest times in San Francisco real estate—when many homeowners tend to list their properties—is in Spring and Fall. The weather is good, there are plenty of buyers out there and there are no major holidays to distract everyone. Continue Reading

Just Listed: Pacific Heights View Condo

Just Listed: Pacific Heights View Condo

Looking for a spacious, two-bedroom condo in a fantastic Pacific Heights location? My new listing at 2200 Pacific Avenue #10D may be the one for you.

Boasting expansive downtown and city views, the unit is ideal for entertaining with its light-filled living and dining areas that lead to a walk-out view balcony. The galley kitchen also has views, as well as a Sub-Zero refrigerator and double oven. Bedrooms are nicely separated for privacy, and the master has lots of closet space and a remodeled bathroom. Parking and storage unit, too.

Amenities include this roof deck with heated pool and Bay/Bridge/Alcatraz views:

The building also offers 24/7 doorperson service, laundry facilities—and pickup/drop-off laundry service.

2200 Pacific is in the heart of Pacific Heights on a flat block, and is a stroll to Fillmore and Union Street restaurants and shopping.

We’ll be open this Saturday 10/28 and Sunday 10/29 from 2:00-4:00. Check out our Web site here.

Just Sold: Edwardian SoMa Condo

We just closed on my client’s lovely one-bedroom condo at 63A Grace Street. Popular with first-time home buyers, Grace is well-appointed, top-floor condo in a four-unit Edwardian building. Prospective buyers loved the remodeled kitchen, spacious bedroom and view roof deck.

Listed for $579,000, 63A Grace closed for $600,000.

Much thanks to buyer’s agent Bijan Amini at Quest Realty, as well as Jackie Ronson at Lawyers Title for a smooth transaction!

My seller was very happy with the outcome. Here’s what he had to say about his experience working with me (click on the image to enlarge):

Congratulations, everyone!

Pritikin Mansion Reduces Price, Still Seeks Buyer

Pritikin Mansion Reduces Price, Still Seeks Buyer

The Pritikin Mansion—also known simply as 47 Chenery and owned by former ad man Bob Pritikin—splashed onto the market in early September for the ambitious price of $12.5M. The quirky estate is sort of like the Glen Park version of Hearst Castle, without all the history. The house is tucked away behind the houses that line Chenery, Randall, Dolores and 30th Street, and is situated on a 24,624 square foot lot.

The “Neo Classical-style” main house has an interior swimming pool with retractable roof, park-like grounds with wacky sculptures and, uh, uniquely designed rooms. Also included are a separate three-unit building, and parking for up to 15 cars. (The parking is actually zoned for four condo units, in case you want to do your part to create more housing in San Francisco.) Continue Reading

Just Sold: Dreamy Inner Sunset Condo

Just Sold: Dreamy Inner Sunset Condo

My two-bedroom condo in a great Inner Sunset location just sold for more than its $1,095,000 list price.

1433 14th Avenue was quite popular. Two lucky buyers nabbed the property and will enjoy its spacious layout with remodeled kitchen, formal dining room, landscaped garden and easy proximity to the N Judah Muni line to downtown.

Much thanks to buyer’s agent Anthony Chung at Sequoia Real Estate, Evan Wong at Chase and Kathie Ng at Chicago Title. Congrats to everyone, and I appreciate your hard work closing this sale.

And here’s what my client had to say about her experience working with me (click on image to enlarge):

Congratulations, everyone!

ADU Program Creates Opportunity for SF Homeowners

San Francisco put its Accessory Dwelling Unit (ADU) program into action in 2016, aiming to create more housing in the city. ADUs are also known as in-law units, secondary units and cottages. They can be great for children moving back after college, or a parent you’d like to move into your home. You can also rent out an ADU, which is an excellent way to supplement your income or plan for retirement. Continue Reading

What You Can Buy: Condos With Walker’s Paradise Scores

Location counts for a lot in San Francisco, and most condo buyers want to live in neighborhoods that offer services, restaurants, shops and public transportation in walking distance. I thought I would highlight a few of my favorite properties currently on the market that have excellent Walk Scores. Here are my picks:

77 Jersey
Noe Valley

3BR/1BA, 1 tandem pkg
HOA dues: $473.33/mo
List price: $1,349,000
Walk Score: 96

77 Jersey is an ideal location for buyers who take BART, and want to be a block from the 24th Street corridor that runs through both Noe Valley and the Mission. The condo itself is a handsome, first-floor unit with a formal dining room, eat-in kitchen and a nicely remodeled bathroom in an Edwardian building. Continue Reading

Sellers, Stay Realistic on Price and Don’t Count on the Outlier Showing Up

We’ve been witnessing dramatic overbids and sky-high sale prices in San Francisco for years now. But when it comes to sellers setting their value expectations, I have some advice: Don’t count on the outlier buyer being in your offer mix.

This type of buyer goes way above the comparable sale range for a property type or neighborhood, often prompting your neighbors to meet in the street and exclaim, “I can’t believe someone paid that price for that house!”

Of course, it’s certainly possible that the outlier buyer will fall in love with your home and match or exceed the highest comparable sale. But it doesn’t always happen, because most buyers in a multiple-offer situation aren’t willing to go as high as the outlier. Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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