Monthly Archives: May 2013

New Listing: Bright & Spacious NoPa Condo

New Listing: Bright & Spacious NoPa Condo

If you’re a buyer looking for a spacious 3BR/2BA with great light, closet space and parking in a highly convenient location, consider my new listing at 1300 Fell Street #3 (at Broderick). Just around the corner from the new Bi-Rite, the top-floor condo has a living room with adjacent dining area, large eat-in kitchen and three large bedrooms. Continue Reading

New Listing: Charming Inner Richmond Condo

New Listing: Charming Inner Richmond Condo

For buyers looking for a spacious condo with nice period detail in a convenient Inner Richmond location, my new 2BR/1BA + sunroom listing at 472 12th Avenue is an excellent choice.

The living room features a wood-burning fireplace, and the adjacent formal dining room is open to the spacious, well-appointed kitchen. Recently remodeled, the kitchen has stainless-steel appliances, breakfast bar, and separate laundry room. Two rear bedrooms open to a sunroom that overlooks the landscaped garden. There are hardwood floors and generous closet space throughout, including a large walk-in hallway closet. Continue Reading

Bark Louder Than Bite in “As Is” Sales

There’s an addendum that frequently makes it into the purchase agreement in many transactions—the “As Is” addendum. I’m often asked by buyers what this actually represents.

The truth is, an “As Is” addendum means virtually nothing. It’s basically a warning from sellers that they aren’t going to be receptive to repairs or credits during escrow. Or, as an attorney during my company’s recent risk management seminar put it: An As Is addendum is when “sellers are putting the flag up and keeping their fingers crossed” that the buyer won’t try to negotiate anything. Continue Reading

Top 10 HOA Issues in Condo Sales

You’ve finally found a great condo to buy that hits on all your preferences, is in a good location and has affordable homeowners association (HOA) dues. Now it’s time to review the disclosures, particularly when it comes to the HOA. What restrictions exist or could lead to potential problems?

Here are my top 10 HOA issues to vet when it comes to condo living:

1. Noise transference.. Are there restrictions against having hardwood floors, playing musical instruments, having surround sound speakers or a certain percentage of flooring covered by carpet? Continue Reading

Suburbia Sets Foot in SF, Dogs Rule & Prices are Up

Developers have broken ground on Summit 800, a 182-unit development on Brotherhood Way near Lake Merced in San Francisco. The 7.7-acre parcel will have a mix of attached and detached homes, some with yards and a decidedly suburban feel.

Where does San Francisco rank in the United States for the top dog cities? And how much have home prices in the city increased in the past six months? It’s all here in the latest Zephyr MarketTracker!

SF Sellers List Low & Look for Cash Offers

Most buyers in the current San Francisco market learn quickly that most sellers are pricing their homes lower than the price they’re seeking. This is a particularly common strategy in a seller’s market. Multiple buyers become interested and write offers. Sellers then have the upper hand when it comes to selecting the highest and best offer, which often translates into countering multiple buyers and having to negotiate little.

A look at all single-family home and condo sales in the time period from March 13-April 13, 2013 provides a clear window into the current market. Of the 218 single-family homes (median price: $965,000, 43 cash sales) and 264 condos (median price: $855,000, 61 cash sales) that sold, only a handful sold for less or at the asking price. Continue Reading

Hayes Valley’s 8 Octavia Breaks Ground

Hayes Valley’s 8 Octavia Breaks Ground

Construction kicked off this week on the 47-unit condo development 8 Octavia, situated at Market and Octavia in Hayes Valley. The Stanley Saitowitz/Natoma Architects-designed project will sit where the Central Freeway once ran, and the site has been vacant since that roadway was torn down in 2002.

Octavia Boulevard was thoughtfully reworked in 2005 to create a more pedestrian-friendly stretch, and having a new residential development will give the area a boost where it’s needed. 8 Octavia will sit in the midst of a very busy intersection that includes motorists heading to the 101 on ramp from Octavia, as well as the usual Market Street traffic and Muni flow. Continue Reading

What You Can Buy: Two-Unit Buildings

Two-unit buildings in San Francisco that are eligible for one or two owner occupiers are one of the most desirable multi-unit property types in San Francisco. Two buyers interested in partnering up and living in both units while they pursue a fast-track condo conversion are great prospects for such a building, as is an owner occupier who wants to reside in one unit and rent out the other. (The latter doesn’t allow that owner to circumvent the condo lottery, but it can be an excellent way to afford a home that you otherwise may not have been able to purchase without factoring in rental income.) Continue Reading

Mission Condo Seller Cuts to the Chase

Mission Condo Seller Cuts to the Chase

I do appreciate when sellers of desirable properties situated in white-hot neighborhoods like the Mission bring their homes on the market for a price that at first seems aggressive, but on second glance, is actually probably dead on. In other words, why list low when you’re confident there are enough buyers out there looking for the type of home you have for sale—and willing to pay top dollar to beat out their competition? Continue Reading

52 Bonview is Back Like a Boomerang in Bernal

52 Bonview is Back Like a Boomerang in Bernal

The 3BR/1BA single-family home at 52 Bonview is back on the market, literally less than a month after it sold for $1,210,000 on April 5th.

Situated at the northwest base of Bernal Hill, the house has great views but is a hike from Cortland and is relatively small, with only about 1100 square feet and one bathroom. Kitchen and bath finishes are fairly mid range. Views are excellent. The story here is that 52 Bonview came on the market listed for $799,000 on March 20th. A swarm of buyers materialized, apparently driven by the aforementioned attributes. 16 offers later, the winning buyer purchased the property for $1,210,000. Continue Reading

200 Dolores Approaches Spring Launch

200 Dolores Approaches Spring Launch

A much anticipated condo development on the Mission Dolores/Duboce Triangle/Castro borders is 200 Dolores, which has been in the works for some time.

200 Dolores offers 13 elegantly appointed condos. Three of the units are located within the historic Victorian home that’s been moved and renovated, and the other ten units were constructed on the adjoining parcel and surround a central courtyard. Features include gas fireplaces, built-in television cabinets, recessed lighting, radiant heat floors, Ann Sacks tiling throughout and Wolf/Sub-Zero/Bosch appliances. There is an elevator in the building, as well as garage parking for all units. Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate


BRE# 01352627

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