San Francisco buyers are often confused and mystified by the selling pattern of our real estate market.
And with good reason. For years, agents and sellers have listed homes for less—often far less—than the actual value. Continue Reading
The East Slope of Bernal Heights was home to a record-breaking sale this year, and also boasts the highest median price to date in 2017. It was business as usual for our other six microhoods, which all median prices well above the million dollar price point.
As my regular readers know, I created the Bernal Heights microhoods in 2014 to help prospective buyers and sellers get a more refined sense for the values behind the single-family homes in the neighborhood’s distinct geographical areas. I like to check out the values at least once annually. So here’s how our microhoods are stacking up so far in 2017:
Northwest Slope
Single-Family Home Median Price: $1,500,000
Most Expensive: 106 Coleridge (5BR/4BA, 3105 sq ft | $3,100,000)
Least Expensive: 125 Lundys (3BR/1BA, 1186 sq ft | $1,100,000)
# Overbids Above 25%: 4
Buyers weren’t shy about ponying up more than $300,00 over asking for three homes in the Northwest Slope. One of those was the Victorian at 56 Mirabel (2BR/1BA, 1100 square feet) listed for $1,295,000, which received ten offers and sold for $1,630,000. It was also a good year for the renovated Victorian at 106 Coleridge, which finally sold for $3,100,000 after first coming on the market in 2016. Continue Reading
My Inner Sunset condo listing at 1433 14th Avenue has been a big hit with buyers and agents, who have been impressed with the great floor plan and excellent location.
Check out our property Web site here, and stop in this weekend on Saturday and Sunday from 2:00-4:00 to see this impressive property—and me!—in person.
This condo represents good value for the neighborhood, which currently has an average single-family home price of $1,847,314.
If that’s out of your range, consider $1,095,000 for 1433 14th Avenue. You’ll get a gracious, updated home with parking, storage, laundry and a nicely landscaped yard. These kinds of properties don’t come up often; only five condos have sold in the Inner Sunset this year for an average of $1,250,000.
There’s one way to increase your chances of maxing out the sale price of your home: Look as good as your comps.
The San Francisco market has been strong for the past several years, and the list-low-sell-for-more strategy prevails. Many home sellers have walked away with huge net proceeds, often amidst multiple offers and quick closes.
But that doesn’t just automatically happen. The tricky part is that buyers won’t pay your dream price just because you want it; you have to create the desire for them to do so. Continue Reading
If you’re looking for a spacious two-bedroom condo in a prime Inner Sunset location, please stop in this weekend at 1433 14th Avenue, between Kirkham and Judah.
This is a lovely home with a wood-burning fireplace in the living room, formal dining room open to the chef’s kitchen and two large rear bedrooms that overlook the shared, landscaped garden. There are wood floors throughout, a nice entry foyer with a walk-in closet and a cute balcony off one of the bedrooms that’s a perfect place to have morning coffee and collect your thoughts.
The garage has side-by-side parking, shared storage and laundry.
1433 14th Avenue is located in a prime neighborhood spot, near the 9th & Irving retail area, Golden Gate Park, UCSF, the N Judah to downtown and tech shuttle stops.
Check out our property Web site here for photos and details.
List price is $1,095,000 and we’ll be open Saturday and Sunday from 2:00-4:00!
Just Listed!
1433 14th Avenue
2BR/1BA condo in A+ Inner Sunset location
Formal dining room
Chef’s kitchen
1920s period detail throughout
Shared landscaped garden
Parking, storage, laundry
$1,095,000
Visit our property Web site for more photos & details!
The San Francisco market held its own this past summer, with inventory and value levels that didn’t change much from the summer of 2016.
The average price of a single-family home, citywide, was $1,692,000, up only slightly from $1,678,000 last summer. Sold volume was essentially the same, with 634 houses sold. Continue Reading
My client closed last week on the purchase of two vacant units at 4151-4153 23rd Street, and he is thrilled!
Situated on in a prime location on 23rd Street between Castro and Diamond, the building has a two-bedroom/one bath upper unit with beautiful southern views from the rear bedroom. The lower two-bedroom unit spans two levels and has its own private deck. There’s a huge yard with tons of potential, a one-car garage and an amazing neighborhood location near all the shops and restaurants that line nearby 24th Street.
4151-53 23rd Street sold for $2,100,000.
And I thought I would toss in the testimonial my client, Andy, wrote about his experience working with me (click on the review for a larger image):
Congratulations, Andy, and it will be great to have you in the neighborhood!
Eileen’s Sold Properties
4151-4153 23rd Street
Noe Valley
Two Vacant Edwardian Units
Sold: $2,100,000
Represented Buyers
Summer is winding down, but San Francisco real estate is winding up. New inventory will be hitting the market soon as buyers, sellers and agents return from vacation.
I’ll be back on the blog beat after Labor Day weekend. And I’m preparing three fantastic listings in the Inner Sunset, SoMa and Pacific Heights about which I’m very excited!
Enjoy your holiday weekend.
33 Teresita Boulevard
Miraloma Park
Single-Family Fixer
Sold: $1,150,000
Represented Seller
The “contractor special” fixer market is a busy one in San Francisco. There are a dozen or more buyers looking for projects at any given time, many with all cash.
My listing at 33 Teresita had substantial deferred maintenance and mold issues, and we needed a cash buyer because the seller wasn’t in a position to remediate mold or satisfy other potential lender demands. We decided to get the word out among agents who frequently represent developers and contractors, and had one open house on a Wednesday at 3:00. I was in receipt of six cash offers by the next morning, met with my seller midday, and we had an accepted offer with a back-up in place.
We closed today for $1,150,000, only one week later. Special thanks to buyer agent extraordinaire Jeff Sie at Zephyr Real Estate, as well as Chris Matthews at Old Republic for settling our escrow. I’ll be looking forward to seeing the renovated 33 Teresita in the future.
I just went into escrow on my fixer listing in Miraloma Park, and we have a cash sale with a seven-day close. What seller doesn’t want that? However, it’s important to get all your ducks in a row if you’re taking on the seven-day close. Here are five things you need to have in order as a seller if you want to successfully close in a short period of time:
1. Locate your loan details. The title company will to order the loan payoff information for your property. You’ll need to provide the following details as soon as possible, for each loan: lender name, contact number, address, loan number and estimated balance. If you’re selling a condo, you’ll also have to provide the names of the homeowners association and management company’s address and contact info, as well as the account number. The lender can take a few days to respond, which could end up delaying your fast close if you don’t have that info ready to go. Continue Reading
The city catches up with homeowners who don’t pay their property taxes, and missing payments can cost you your property.
Case in point: The recent situation made public over at Presidio Terrace, where a South Bay couple ended up owning that block-long, private street lined with multi-million dollar mansions. (You can read the story here.) The homeowners association for the street apparently didn’t pay $994 in back property taxes, and the city auctioned off the block. Continue Reading
My client just purchased a beautifully remodeled, three-bedroom/two-bath home at 224 Bowdoin (pronounced “Bo-den”) in the up-and-coming Portola neighborhood.
The 1940s-era home has wonderful period detail and more than 1700 square feet of space. Big windows in the living room look out to The Bay and hills beyond, and there’s a formal dining room as well as a large, eat-in kitchen.
There are all sorts of cool features, like solar panels on the roof and a dual-zone heating and air conditioning system. The bedrooms are spacious and the master downstairs has a sitting area, full bath, laundry area and direct access to the charming yard.
224 Bowdoin closed for $1,380,000. Special shout out to our lender, Patrick Skovran at Boston Private, as well as Chris Matthews at Old Republic Title. Cheers to listing agents Pam Dubier and Susanne Alexander for being great to work with.
415.823.4656
ebermingham@zephyrsf.comBRE# 01352627
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