Walk Score Winners: 2BR Condos in Russian/Telegraph Hill

We’re taking a look at 2BR condos with high Walk Scores today in the Telegraph and Russian Hill neighborhoods:

Let’s stop first at 520 Vallejo:

520 Vallejo
Telegraph Hill
List Price: $725,000
2BR/1BA
HOAs: $184/mo
1-car pkg
Walk Score: 98
This newly condo-converted, lower unit has in-unit laundry and a deeded patio. It’s two blocks from Columbus Avenue. There is a pet restriction limiting you to one pet with a 30-lb maximum weight. And one of the bedrooms is painted a bold red.

817 Union
Russian Hill
List Price: $775,000
2BR/1.5BA
HOAs: $304
1-car tandem parking
Walk Score: 92
Initially listed in mid-November for $799,000, the seller has come down a bit in price in the new year. This is also a unit in a newly converted condo building and it was remodeled in 2009. There’s a den in addition to the two bedrooms and hardwood floors. Maybe the seller is ready to make a deal.

524 Filbert
Telegraph Hill
List Price: $795,000
2BR/1BA
HOAs: $534.02
Walk Score: 94
This top-floor flat has restored plank floors, a sweet kitchen, formal dining room and great views. The dues are high now, but the fee is temporary because the roof is being replaced. It’s likely they’ll go back down to their normal $370 level after the project is completed. Though there’s no deeded parking with this unit, the seller has a leased space for $400/mo. The unit was last sold in December 2008 for $665,000.

[And if you’re wondering why I’m not linking to property Web sites, it’s because none came up in Google searches for any of these homes. Sellers, make sure you insist on a property site with professional photography if you want to compete for the buyers out there.]

Join Next Week's Condo Conversion Rally at City Hall

My friends at Plan C are organizing a rally on the steps of City Hall next week, in support of expediting condo conversion. Here’s the lowdown, straight from Plan C:

“Please join Plan C at 8:15AM on Wednesday, Feb. 3, on the City Hall steps for a rally to support condo conversion reform! As many of you know, the condo lottery drawing happens at 9AM on February 3, and we’ll be done in time for you to attend the lottery itself.

You may have read within the last few months in the Chronicle and in the Examiner that the mayor’s office is considering again the possibility of a condo-lottery bypass initiative for qualifying TIC owners.

As you are already aware, expediting the conversion of owner occupied TICs to condominiums would help bring ownership and mortgage relief to middle income San Franciscans and has the potential to bring significant revenue to the city during this time of budget and financial distress. The revenue collected could have a meaningful impact to the city’s bottom line and has the potential to save crucial city jobs and services from further cuts.

The expediting of TICs to condominiums would be facilitated by the payment of a specified fee to the City that is higher and in addition to the usual mapping and permit fees collected from winners of the current condo conversion lottery. The fee would likely only be available to owner occupied TICs that are lottery eligible.

The proposed fee for the bypass of the lottery hasn’t been set, and we would like to again call on you for your input. The fee has to be low enough for TIC owners to be willing to pay it (and to be fair) – but also high enough to be meaningful to the City’s budget deficit. Initial discussions concerning the development of this initiative have considered fees in the $20,000-40,000 range per unit or 5-10% of a unit’s value.

As usual, we encourage you to email the supervisors (particularly your supervisor) on the need for condo reform by going to our Plan C Web site and clicking on “‘Contact City Hall.’”

Luxury Market Finds Its Footing

Properties in the $1.5M+ price range in San Francisco have been selling at quite a reasonable pace, considering our current economic challenges. Unsurprisingly, the city continues to attract buyers with substantial wealth, and these buyers are deciding to snap up luxury real estate.

But make no mistake: Just because luxury buyers have the money to spend, it doesn’t mean they aren’t also looking for a deal. And sellers in higher price ranges are discovering that they may need to get realistic about their properties’ value.

79 single-family homes have sold for more than $1.5M since October 1, 2009. And 50 of those sold for under their original asking prices—well under. Of the 30 condos sold in the same time period, 22 sold for under asking.

I thought it would be interesting to check out two properties that sold for dramatically less than their asking prices, to give you a sense for what’s possible heading into 2010.

3212 Baker was a completely renovated, 4BR/3BA home with two-car parking situated steps from the Palace of Fine Arts:

The sellers completed renovations in late 2008, and the home came on the market in March 2009 for $4,250,000. It then sat on the market throughout the year, enjoying a series of price chops, until all-cash buyers purchased the house in mid January for $2,950,000.

Another example of a huge list/sale price disparity was over at 66 Sea Cliff:

The Cape Cod-style, 3BR/2.5BA single-family home—located on one of the most desirable Sea Cliff streets—was listed in September 2009 for $2,448,000. (It previously sold for $2,525,000 in 2004, and $2.1M in 2002.) 66 Sea Cliff went in and out of contract in the Fall, and the sellers reduced the list price by $100,000 before Thanksgiving. However, its buyers ended up paying $1,850,000 in mid January.

So if you’re considering purchasing a luxury home in San Francisco, know that it may take sellers a bit of time to come to terms with their property’s value. Make an offer, and if doesn’t work the first time around, try again—and again. You just might walk away with a good deal.

Best Strategy for Home Sellers: Disclose, Disclose, Disclose

The Wall Street Journal ran an excellent article last week on “What Home Sellers Don’t Tell Buyers. The upshot is that sellers are, in some cases, omitting certain key disclosures because they don’t want to jeopardize their property sales in a challenging housing market.

The article coincides with my license renewal studies, which cover similar ground. But you know, I don’t approach listing disclosures assuming that sellers are hiding pertinent details about their homes. The sellers with whom I’ve worked have generally tended to go out of their way to disclose even the most minor deficiencies. Not to pat myself on the back, but I typically sit down with sellers while they complete the extensive disclosure package, going over each form line by line and clarifying the questions. It’s this approach that I believe leads to more thorough disclosures for buyers. It also gives me the opportunity to learn all the property details before the marketing begins, which results in clear, accurate fact presentation to agents and prospective buyers.

As the Wall Street Journal article points out, California requires an extremely long list of seller disclosures; we are not a “buyer beware” state. (However, this isn’t the case for foreclosure properties, which are, in my opinion, “buyer beware” scenarios.)

Sellers, hook up with a reputable broker, provide the required San Francisco building/hazard reports, and take the time to thoughtfully complete your disclosure package—preferably with your agent sitting next to you. The couple of hours you take to fill out paperwork will certainly not exceed the time it will take to sit in mediation, arbitration or in attorneys’ offices down the line.

Duboce At Your Doorstep at 50 Carmelita

Situated on the northwest perimeter of Duboce Park (and technically in Hayes Valley), the restored Queen Anne over at 50 Carmelita is a pretty cool property. The home has 4BR/4.5BAs across three levels, and 3,781 square feet of space at a list price of $2,495,000.

There are two top-floor master suites with cathedral ceilings and downtown/park views, and, basically, top-of-the-line everything. The garage offers two-car, side-by-side parking (good to have in this neighborhood), and you can preside over the park on your front porch.

Buyers who are particularly private probably won’t like the public nature of the home (windows out to the lawn, where anyone can hang out, etc). But they can check out the other 11 luxury properties on the market in the $2M-$3.4M price range in the surrounding neighborhoods known in Realtor terms as “districts 5 and 6.” However, I suspect the right buyer won’t take long to show up at 50 Carmelita.

State of the TIC Market in San Francisco

Despite their risky and complex nature, tenancy-in-common (TIC) interest sales made a strong showing in 2009.

A total of 403 TIC interests sold last year, for an average of $603,780. Units spent an average of 92 days on market (DOM), and that lengthy timeframe doesn’t seem to be shortening. Of the 403 TICs sold, 162 sold in the fourth quarter of 2009, at an average of $586,755. September and October saw 73 TICs selling, and surprisingly, 89 interests sold in the last two months of 2009. Buyers apparently weren’t slowed down by the holidays in this property category, either.

Though two- and three-unit buildings were popular—with 26 and 25 interests selling, respectively—the big winner was the six-unit building category. A total of 42 TICs sold in six-unit properties. Ultimately, all but 51 TICs were sold in 4-21-unit properties in the fourth quarter of 2009, meaning an awful lot of buyers qualified for the restrictive and often costly fractional/individual financing used on such properties.

As we head into 2010, I’m seeing 66 TIC interests in contract at an average list price of $568,561, and they’ve spent an average of 140 days on market.

There are 97 TICs on the market now, ranging in price from $330,000 for a 2BR/1BA interest that just came back on the market in a seven-unit building in Nob Hill, to a “house-like, eco-friendly” 2BR/2BA listed at $1,295,000 in a three-unit building that features Alcatraz and Bay views.

On the downside, it’s taking an average of 20+ years to condo convert three- to six-unit buildings purchased now, according to TIC attorney specialist Andy Sirkin, who recently gave in an-person update at our sales meeting. And for existing TIC owners who have been in the lottery multiple times, it’s looking like seven-year lottery candidates will be the big winners this year. So if you’ve been in the lottery for less than seven years, it’s unlikely you’ll “win” the right to condo convert this year (or, actually, next year).

Sellers, note that if all your ducks are in a row and your property presentation and financing details are solid, there is a good chance your TIC interest will sell—but it may take time to land the right, qualified buyer. It’s critical to have your financing, legal, title company, and Realtor team in place and on the same page before you come anywhere near putting your property on the market.

And buyers, consider TICs if you understand all the details involved (and of course, can qualify/afford the financing offered). There’s a lot of homework to do up front, and I pretty much give my buyers in this property category an unofficial seminar—and insist that they speak with a real estate attorney—before they (and I) are convinced TICs are the right option for them.

Update: Linden Hayes Sales Under Way, Pricing Goes Public

The 32 units over at Linden Hayes—now with its official address of 233 Franklin—are finally seeing some list price ranges from the sales team.

Six units have been sold, according to Doug Shaw at Pacific Union. So if you want to jump on the bandwagon, here are the latest ranges:

1BRs: $525,000-$649,000

2BR/2BA: $800,000-$965,000

3BR/2BA: $940,000-$995,000

The first owners can expect to move in around mid-March. Contact me if you’d like a private tour. But keep in mind that the building is nowhere near finished!

"Dept of Sidewalk Parking" Opens in San Francisco

A crafty Excelsior resident and self-proclaimed “Commissioner of Concrete” has launched a new blog dedicated to raising awareness about the annoying habit of sidewalk parking throughout the city.

The San Francisco Department of Sidewalk Parking blog holds that because many homeowners’ garages are cluttered with belongings or have in-law units, they instead park on sidewalks. As a result, trees and gardens are removed to accommodate the extra parking.

Groups like SPUR have also noted this issue, and the Planning Department Code Enforcement staff is currently working on developing guidelines for complying with the city ordinance that requires at least 20% of a front yard be devoted to landscaping or plant material.

I’ve toured lots of houses in areas like the Richmond, Excelsior, and even Bernal Heights, and have indeed seen garages so filled with crap that cars wouldn’t fit. People, clean out your stuff and clear the sidewalks. Or rent storage.

124 Lily Lives Large in Hayes Valley

I saw 124 Lily last week on broker tour, and am a fan of its overall design and presentation. The 2,650-square foot, 4BR/3.5BA home with two-car parking (via use of a sliding metal grate for one of the two cars) just came on the market for $1,895,000.
How does it rank among circa-$2M properties in San Francisco? It’s got a cool, entrance-level family room, which has a fireplace and adjoining patio:

The next level up has the kitchen open to another living/dining area, and an extra little corridor where the stagers have placed a dining table. One drawback to this level is the lack of even a half bath, which means you have to send those catwalk diners either up or down a flight:

Take a walk to the next level up the hiply designed staircase and you’ll find three bedrooms and two bathrooms. And finally, the very top floor has a kickin’ master suite with walk-in closet and a very large, well-designed bathroom:

Though there’s not really a yard—due to the pending subdivision of the lot with 229 Oak—there are a couple well-placed decks. The property is around the block from the International High School that harbors to the French-American and Chinese contingencies, but I don’t see this as a family-style home. For one thing, there’s a lot of glass and hard edges, and secondly, the location is not one that screams out child rearing. The house shares the stretch of Lily between Octavia and Gough, which also has its share of commercial space (like the garage next door). And both Octavia and Gough are heavily trafficked streets, making me nervous for any adventurous kids that spill out onto Lily.

So $1.9M? My take is that 124 Lily is closer to $1.7M, when you balance everything out.

How to Compete for Bank-Owned Properties in San Francisco

The past year and a half ushered in an unprecedented number of bank-owned property sales in San Francisco. But actually purchasing one can be a challenge.

For one thing, there’s a fair amount of all-cash buyers in the city, and when they decide to make offers on bank-owned (or any) properties, they are formidable competition. But San Francisco prices are high, and the majority of buyers for city properties don’t have more than half a million in cash laying around. So financing is typically involved in bank-owned purchases.

Competition among buyers in general for bank-owned homes is strong, because the perception exists that such properties are “deals.” In some cases, they are. But disclosures are minimal, and even with property inspections involved, there will always be information lacking (and appliances missing). And the reality is that many homes in this category end up selling at or around market value—especially those located in central, walkable locations. Paying market value for properties that offer little in the way of history or known issues doesn’t usually resonate well with buyers.

Even so, the bar is rather high in San Francisco when you’re competing for bank-owned properties, especially when they’re listed below market value. So when that bank-owned, $600,000 house comes on the market in the neighborhood where such homes typically sell for $650,000 and above, you can bet you won’t be the only buyer making a bid. The list-it-low strategy still works like a charm.

Here’s what you can expect if you decide to write an offer:
Preapproval with the bank that owns the property. You may have spent hours submitting documentation to your mortgage broker or lender to get to this point, but if the listing office is recommending preapproval with a particular lender, the bank probably won’t consider your offer if you haven’t been preapproved with that institution. Allow time for completing the preapproval.

Short inspection periods. Expect to compete with buyers who are limiting themselves to seven-day or less inspection periods, and keep in mind that the bank won’t be making repairs or offering credits. What you see is what you get.

45-day close of escrow. All-cash buyers will probably be able to close in 15 days, but 45 is the norm for bank-owned sales. Expect some rough going when it comes to the appraisals, because appraisers like to see appliances and working systems.

14-day loan/appraisal condition removals. If you’re working with the lender who’s also selling the property, this is doable. But make sure your agent is on top of things and checks in with the lender. I’ve seen situations lately wherein lenders let a file sit for a week before anything got done.

No appraisal condition for over-asking prices. If you write an offer for substantially over the list price, it’s likely you’ll be expected to waive an appraisal contingency. If the appraisal does come in at less than your offered price, you’ll have to come up with the outstanding amount.

Keep in mind that none of the aforementioned are mandatory. You can write an offer with whatever terms you’d like. But do know that your competition will be working on this level. So if you really want the property, this is probably what you’ll need to include in your offer to “win.”

A Look Inside the Mission’s Newest Development: 555 Bartlett

I attended a friends and neighbors party at the Mission’s new 555 Bartlett last night. The building isn’t quite complete, but it’s pretty obvious that it will cater to what San Francisco buyers need—reasonably priced units with parking in a central, increasingly hip location.

The 58-unit development is located at the corner of Mission and Cesar Chavez and features a mix of predominantly one- and two-bedroom condos.

The developer is pricing Bartlett in a very appealing price range for new construction—and for a majority of San Francisco buyers. The one bedrooms will start in the $400,000s, and the two bedrooms will be listed in the mid-$500,000s. There are a handful of three-bedroom units in the $600,000s, and a few studios. Many of the one bedrooms, some with studies, face the 26th Street side of the project, which will be quieter. The two bedrooms face Cesar Chavez.

Here’s a look at the living room of the staged one-bedroom model, along with the kitchen—and a desk area that lies between the bedroom and bathroom:

The two-bedroom model is staged a bit more whimsically, and also includes a painted “brick wall” :

Finishes are quite nice for the price point, and include quartz countertops, Bosch gas range, microwave and dishwasher, and Kohler faucets. Most units have small balconies or decks, and are pre-wired for ceiling fans and alarm systems.

There’s also an approximately 11,000-square foot interior courtyard, bike storage, an elevator, and a Walgreens on the ground level. Parking comes with each unit, but those opting for no parking can chop $40,000 off the purchase price. HOA dues will range from $270-$350/mo.

The location is extremely convenient for downtown and Peninsula commuters. BART is three blocks north on Mission, and 280 or 101 are about two minutes away. You can also walk one block to Valencia and find yourself a stone’s throw from Pi Bar, Anthony’s Cookies, and Beretta. Or head south on Mission and hit El Rio, Blue Plate, Good Frikin’ Chicken, Emmy’s Spaghetti Shack, the Front Porch, and Safeway.

Though not yet ready to be shown to the public, 555 Bartlett will open soon. And don’t get too put off by the existing exterior colors; I’m told they are primer for the final color scheme.

555 Bartlett is also approved for FHA loans.

Let me know if you’d like to schedule an appointment before the masses get through the doors.

Mission’s Union Gets FHA Approval

One of the latest condo developments to get FHA loan approval is Union, the 76-unit complex at Bryant between 19th & 20th in the Mission. The project has been on the market since last year, and is more than 50% sold, according to the sales team, and it’s now possible to buy a condo in Union with as little as 3.5% down.

Union is split into two parts: the townhomes, and the recently released brick-and-timber lofts. Price ranges for remaining townhomes are $675,000-$799,000 for two bedrooms, and $820,000-$895,000 for three bedrooms.

One-bedroom lofts range from $575,000-735,000; two bedrooms are $660,000-$755,000 and three bedrooms are listed between $795,000-$859,000. The loft units tend to be smaller than the townhomes.

Before you run out to get preapproved for an FHA loan, make sure you run the numbers and find out how much your monthly payments will be. As I’ve noted in this blog before, FHA loans let buyers purchase homes who don’t have the required 20% down payment. But be mindful of how much cash you’ll have to come up with on large loan amounts.

The Ins and Outs of Unwarranted Rooms, Repairs & Remodels

In real estate circles, San Francisco is famous for the prevalence of “unwarranted,” or “illegal” rooms. Homeowners also sometimes tire of the city permit process, and elect to do kitchen/bathroom remodels or construct decks without pulling permits.

How does work without permits affect a home? Ultimately, the property’s safety may be compromised.

For major renovations—say, adding a unit or bedroom and bath—a homeowner will apply for a permit from the city. Besides serving as a revenue stream for the city, a permit warrants that the appropriate city inspectors have reviewed and approved electrical wiring, plumbing, etc., and that everything is up to code.

When your job is completed and approved by the city, the signoff ultimately goes on your property’s 3R, or building permit history, report. This is one of the key reports provided to future buyers in a sale. Completed permits give buyers peace of mind that any renovations or repairs that typically require permits were done according to building code.

Some work done without permit is safe and will never present any issues. However, if a homeowner decides to, for example, upgrade a foundation, a city inspector may spot the unwarranted room within the property. At that point, he or she can ask to see plans and permits for that room, ultimately requesting that you legalize it.

And if you decide to buy a house with an unwarranted unit and rent out that unit, you may run into problems if a neighbor decides to notify the city. In that case, inspectors would visit your property and potentially request that you dismantle the illegal unit. (Or legalize the property by creating two units, which may not be structurally possible.)

When evaluating properties, it’s important to check building permit histories to ensure that they match up to the details of the home. For example, if a kitchen was obviously remodeled sometime after the construction date of the property and there are no permits on file, it’d be a good idea to have your inspector flag any potential code items he or she sees. Of course, you can’t tear open walls, but some things are apparent code violators to a trained eye.

It’s challenging to put dollar amounts on unwarranted work. Instead, make sure you use the right comparative sales in your evaluation. For example, a “room down” or “bonus room” in a two-bedroom single-family home isn’t technically an official bedroom. (The dollar amount may be the difference between two- and three-bedroom homes values.) In this case, the best comps would be those with similar layouts (not three bedrooms).

In all cases, I don’t recommend omitting inspections—especially when unwarranted work is disclosed or suspected.

What You Get For: $1.5M

The $1.5M price point is actually quite popular in San Francisco, so today we take a look at what you can get for your money: a view home in Noe Valley, former firehouse in Hayes Valley, and what appears to be a wannabe presidential residence on the West Portal/St. Francis Wood border.

Let’s start with 744 Duncan at Diamond, in Noe Valley:

Last sold in 2003 for $1,050,000, the sellers are now looking for $1,495,000 for their 2,000-square foot, 4BR/3BA home with a nice yard and views. There are three bedrooms on the top floor, and this master suite with killer bay and city views:

Next up is 229 Oak at Octavia:

This 2500-square foot home was built in 1913 and originally housed a commercial fire dispatch headquarters. It now has four bedrooms and three bathrooms on two levels, complete with a loft office space, garden and two-car parking. The property sits on the same lot as a newly constructed luxury home on Lily that just came on the market for $1.9M, and the lot will be officially split at close of escrow.

229 Oak was first listed last year at a whopping $1,760,000 and was relisted in December at its current price. The location on Oak between Octavia and Gough isn’t too bad; 101-bound, cross-city commuters will turn right on Octavia, so the 200 block isn’t as heavily trafficked. But it is fairly busy. The property is currently in contract, awaiting its buyers’ close of escrow on their own home. A great house for those who’d love a lower level workspace.

Finally, we have 1550 Portola at San Leandro. If Obama and his family are looking for a San Francisco place, this is probably a good White House substitute (at least, in theory):

The 5BR/4BA home was built in 1920 and boasts 5,000 square feet. There’s a lot of mahagony woodwork, period detail—and wallpaper. Lots of wallpaper.

I couldn’t leave out a photo of my favorite bathroom. Michelle Obama would have a field day redecorating:

The home was first listed in June 2009 for $1,595,000, and then reduced last September to its current price. Portola is another busy street, but for a buyer who doesn’t mind constant traffic outside the door and who’d appreciate the close proximity to the West Portal retail area, this home will do the trick.

The Best Neighborhoods for Dog Owners in San Francisco

San Francisco is one of the more dog-friendly cities in the country, and many of its neighborhoods offer ideal environments for dogs and their owners.

I’m a dog owner myself, and frequently meet clients looking for a home in a neighborhood that will provide what we all need for us and our pets—ideally, proximity to open space, dog-friendly cafes and shops, and a community of dog owners who support each other and their ‘hood.

So here are my picks for the best dog-owner neighborhoods in San Francisco:
1. Bernal Heights. It’s got a great retail area on Cortland Avenue, with plenty of shops and cafes, including Bernal Beast pet shop. But most notably, Fit Bernal Fit opened in November 2009—a gym that invites “Bernal locals and their dogs to join us to exercise, socialize and engage in a more healthful, energetic and stress-free lifestyle.” If that’s not enough, there’s Bernal Hill itself, which has trails and off-leash areas, as well as Holly Park. The weather is superior in Bernal, so when you head out for a walk in the late afternoon, don’t expect to encounter much fog.

2. Inner Sunset. The weather may not be as desirable, but the Inner Sunset has Golden Gate Park at its doorstep. Yes, you have to keep your dog on a leash, but at least there’s a lot for your dog to smell and see. (My terriers love the gopher holes.) There’s also the Irving Street corridor, which is a great place to stop for coffee or lunch. Le Video—one of the few bonafide video stores left in the city—also lets you bring in your dog. For pet care, there’s All Animals Emergency on 9th Avenue, and Irving Pet Hospital at 15th Avenue.

3. Noe Valley. Ok, so I’m a bit biased on this one because I live here. But if there are two requirements for living in Noe, it’s that you need a dog or a kid. I’ve picked a leash over a stroller, and have plenty of company. There are two dog runs—one on 30th Street, and one up the hill at 27th and Diamond. There’s the Noe Valley Pet Company ladies at Church and Cesar Chavez, and 24th Street is the place to go if you’re in search of a dog water bowl outside a store. Le Zinc on 24th and Castro lets you bring your dog into its rear outdoor patio through a back entrance. And don’t overlook the Friends of Upper Noe Dog Owners Group, which makes sure the 30th Street dog run stays in shape.

4. Parkside. Though the Parkside doesn’t have the concentrated retail areas of the aforementioned neighborhoods, it’s near some pretty vital open spaces. There’s Stern Grove, an excellent dog-walking area. But the canine epicenter lies over at Fort Funston, a short drive away. The area even has its own Fort Funston Dog Walker (FFDW) organization that works to preserve off-leash areas and good dog ownership practices. The Parkside is also blocks away from Ocean Beach and the Great Highway, which are great places to bring your dog. The streets in the Parkside are nice and wide, so there’s plenty of sidewalk room, too.

5. NoPa. The North Panhandle neighborhood suits dog owners well, as the architecture allows for spacious flats. It’s a little more low-key than the busier Haight area, which can be stimulation overload for dogs if you decide to troll along Haight Street itself. The Panhandle is a good dog destination, as it’s a sizeable open space for walks. Nearby Alamo Square is a dog party in its own right (though you have to contend with the tourists gawking at the Painted Ladies). And check out the Dog Owners of Alamo Square and Great NoPa Yahoo group list for local resources, as well as the North of Panhandle Neighborhood Association for more general resources. There are a lot of great shops and restaurants scattered throughout NoPa to which you can walk your dog, particularly along Divisadero. Don’t forget about two key shops: Osso & Co., the pet store on Broderick, where you can pick up specialty items as well as everyday pet products, and Cats & Dogs Pet Supply, a more mom-and-pop store/groomer on Divisadero.

6. Mission Bay. Far less established a neighborhood than the others, Mission Bay is your best bet if you want to live downtown and own a dog. The Mission Creek Dog Park is up and running, which also lets you meet the other pioneer Mission Bay dwellers and their pets. If you get bored with Mission Creek, you can simply walk your dog up and down the Embarcadero, which has wide streets and provides nice Bay views. Mission Bay’s park system is still developing, and I’m betting the neighborhood will build its own very organized dog community over time.