Monthly Archives: June 2009

Pick Your Dream on Day Street

There’s something for everyone over on Day Street, in Upper Noe Valley—depending upon your budget, and your dream.

For the inner contractor in you, consider 324 Day, a renovation project stopped dead in its tracks:

Unfortunately, construction was halted and the property is being foreclosed upon. This is a Victorian single-family home with permits issued for adding a bedroom, bathroom and office on the ground floor; remodeling a bathroom and adding a bathroom; converting a bedroom to a living room, living room to dining room; adding rear deck and stairs to yard. List price: $760,000 (but “bring your best offer, don’t worry about the list price,” says the listing agent). Continue Reading

Buyers Taking Action in SF

A good way to gauge the health of the real estate market in any city is to take a look at how many properties are actually going into contract and, of course, selling.

As of Friday June 19th, there were 183 single-family homes in contract, with contingencies to be removed. And 276 more are pending, meaning the contractual conditions have been removed, and the loans just need to fund. 751 single-family homes have sold since January 1st, at an average sales price of $944,040. Continue Reading

A Visit to Arden Estates

A Visit to Arden Estates

I checked out two of the model homes on my broker tour at the new Arden Estates development, located on 15th Avenue in West Portal.

This is a collection of seven single-family homes, five of which are still in the process of being finished. The homes feature three bedrooms; a fourth bedroom/family room; three bathrooms and one powder room. They all have about 3,000 square feet spread across three levels. Continue Reading

Dominos on Dolores

Dominos on Dolores

The first of the condos in the three-unit building at 1583-1585-1587 Dolores at 29th Street in Upper Noe Valley went on the market in April—the 3BR/1BA top unit at 1583 Dolores. It was listed at $869,000, but has since been reduced to $799,000. There isn’t parking in the building, but the seller has secured leased parking at $200 per month.

The lower unit at 1587 Dolores tossed up its For Sale sign a month later, offering the sidewalk-level, 1BR/1BA unit with no parking prospects for $549,000, only to be reduced later to $479,000. Continue Reading

Luxury Market Stays Alive

Properties in the $1.5M+ range are indeed changing hands in the current economy. A look at single-family home and condo estate sales activity reveals a fairly busy market.

There are currently 145 single-family homes available for $1.5M or more, with an average list price of $4,199,252. And there are 29 such homes in contract—three are priced above $5M—as well as 23 pending (one of which is a six-bedroom home on Jackson listed at $8M). Since January, 76 homes have sold, with six selling for above $5M. Continue Reading

SF’s First Family Holes Up in Ashbury Heights

SF’s First Family Holes Up in Ashbury Heights

Though I’ve known about Mayor Newsom’s purchase of 1581 Masonic for several weeks, I’ve held back from blogging about it for discretionary reasons. But now that SF Chronicle’s Leah Garcik has stepped forward with the info, it’s fair game.

First on the market in February at a $3.3M asking price, this 4BR/3.5BA home technically located in Ashbury Heights was subsequently pulled off the market and relisted with a different brokerage. The list price prior to Newsom’s offer being accepted was $2,980,000. Continue Reading

State of the Market: June 10, 2009

We’re heading into the summer months of real estate in this new economy, and it’s a good time to take stock of current market activity.

Word on the street is that buyers are moving with a renewed sense of urgency—probably due to the fear of interest rates rising in the near future.

There are 584 houses and 751 condos on the market. Continue Reading

Luxury TICs Pray For Buyers

Luxury TICs Pray For Buyers

Constructed in the shadow of St. Paul’s Church in Noe Valley, 1667-1669 Church is a two-unit TIC offering in search of buyers looking to spend $1,289,000 and $1,479,000 for either of the 3BR/2.5BA units, which offer 1750 square feet each. Continue Reading

3BR Outer Parkside Home for $668,000

3BR Outer Parkside Home for $668,000

Allow me to direct your attention to one of the better values in the market: My new listing at 2074 45th Avenue at Quintara.

This 3BR/1BA home has 1214 square feet, and the third, legal bedroom is accessed internally (you don’t have to go through the garage to get to it). There’s also a fabulous garden that my clients have lovingly maintained in the seven years they’ve lived here. I think this home is a great place for those with active lifestyles who need reasonable commute access to downtown, and proximity to beach trails and Golden Gate Park.

3961 25th St. Lands in Lap of Luxury

3961 25th St. Lands in Lap of Luxury

When I listed and sold 3961 25th Street in Noe Valley back in the summer of 2006, there were multiple offers and the lucky buyer purchased the property for $1,050,000. About a year later, the owners—a Google employee and Noe resident who’d bought the house as a guest quarters of sorts for visiting parents—resold the property for $1,250,000. Continue Reading

3BRs for Under $800k in NoPa, Cole Valley

Two condos I saw this week struck me as being good values for their asking prices:

452017th4520 17th Street is a 1352-square foot 3BR/2BA top-floor unit on two levels. It features two patios, a common fitness area, and low $152 HOA dues. There’s parking and storage, and views from the front patio. Located almost at the top of 17th Street, the property is not far from the Castro and Cole Valley’s retail area. List price: $789,000. Continue Reading

SF Realtor Map On Track for Update

It’s time for a San Francisco Realtor Association district map update, a move that will surely make homeowners sit up and take notice.

Last updated in 2005, the Realtor map presents neighborhood boundaries according to numerical code. (For example, Noe Valley is 5C, and so on.) Where the boundaries are drawn has everything to do with where a property ends up being technically located when it is put on the market. Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate


BRE# 01352627

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