Author Archives: insidesfre

What’s Selling Now: New Construction Condos

The new construction condo market is constantly changing as new properties hit the market, developers revise pricing, and projects simply sell out. It can be a part-time job keeping track of available inventory throughout San Francisco.

I’ve rounded up my favorite new developments currently selling condos. And if you’re interested in scheduling a tour, don’t hesitate to get in touch . I’m not on the sales teams for any of these developments, but can represent you independently. This means I can get you started with a loan preapproval and walk you through the contract and the entire process—looking out for your best interests.

Here are your best bets for new construction condos right now:
One Mission Bay (110 Channel)
Neighborhood: Mission Bay

Current Inventory: 80 units of 350 available
The Prices: Studios from $575,000; 1BRs from $725,000; 2BRs from $1,250,000; 3BRs from $1.7M
Avge Price Per Square Foot: $1,237
HOA Dues: $622-$825/month
The Perks: Resort-style deck; pool, spa, cabanas and fire pit; resident lounge; library
Buy If: You’d like top-tier amenities and want to be in the midst of a constantly developing neighborhood that’s now on track to be the future home of the Warriors
Developer: CIM Group Continue Reading

What You Can Buy: Condos with Deeded Gardens

Finding a condo in San Francisco with a private, exclusive-use garden is not all that common. After all, who wouldn’t want a yard of their own for grilling, dining, kids and dogs?

Four terrific condos with deeded gardens just hit the market, and I’m anticipating they’ll sell quickly. Check them out on the open house circuit this weekend, and start thinking about where you’ll be planting the raised vegetable beds:

2447 Vallejo
Pacific Heights

2BR/1BA, 1314 sq ft. 1 pkg
HOA dues: $475/month
List price: $1,649,000

2447 Vallejo is located on a flat, tree-lined street in a six-unit building. The living room has French doors that open on to the stairs that lead to the large, south-facing garden and patio. The unit itself has an open floor plan, in-unit laundry, deeded storage and garage parking. (Listing courtesy of Sotheby’s International Realty) Continue Reading

Top 5 Food Neighborhoods in San Francisco

Near the top of most San Francisco home buyers’ wish lists is proximity to restaurants. After all, our city is one of the top food cities in the world, so who wouldn’t want easy access to fine eats?

I’ve put together a list of my top five neighborhoods that offer standout and diverse restaurant choices. Here you go (not listed in any particular order): Continue Reading

San Francisco Market Moves Toward Slowdown

The word among real estate professionals is that our exuberant market is most likely heading for a slowdown in 2018.

The signs are there: Interest rates are ticking up, with many forecasts predicting that we’ll be looking at four- to five-percent rates as the norm in the near future. And the stock market’s reaction to those rising rates has been significant. The California Association of Realtors expects only a five percent price increase this year—nothing like our recent history. Continue Reading

Where To Find Senior Housing in San Francisco

I’m often contacted by seniors or their families inquiring about what available housing in San Francisco. The truth is that the city has somewhat limited options for seniors. But I decided to round up the options in one blog post that will hopefully be a useful resource.

Senior housing in the city generally falls into three categories: full-service facilities with built-in healthcare services, buildings that are zoned for senior occupants, and centrally located complexes with amenities that I personally think are appealing and useful to senior-age residents. Here’s my roundup, with sales data courtesy of the San Francisco Multiple Listing Service:

1. Full Service Communities
If you’re looking for a residence that will let you easily transition into assisted living, these full-service communities are the best option in San Francisco. You’re basically paying an occupancy or entry fee, with monthly fees that cover your living expenses. All three of these communities are located in the Lower Pacific Heights area, with easy access to public transportation and nearby retail areas in Japantown, Polk Street, and Hayes Valley. Continue Reading

Buyers Exceed Seller Expectations with Extreme Overbids

Buyers Exceed Seller Expectations with Extreme Overbids

It’s one thing to list a property lower than the targeted price, but 95% of the agents I know who do significant business in San Francisco (including myself) don’t typically list a property for hundreds of thousands of dollars less than expected. So it boggles my mind when I see extreme overbids of 50% or more.

But it’s easy to rationalize a crazy selling price in a hot market with inventory that doesn’t meet the demand. Here’s a look at the latest head shakers for 2018 so far:

100 Teresita | 4BR/2BA, 1833 sq ft | Miraloma Park
List: $1,199,000
Sold: $1,950,000
62.5%+ Continue Reading

Vacant Two-Unit Building in Mission Offers Many Options

Vacant Two-Unit Building in Mission Offers Many Options

The pair of vacant flats at 1183 Hampshire in the Mission is perfect for a variety of buyers, from TIC partners to investors or owner occupiers looking for rental income.

I went through 1183 Hampshire on broker tour this week and was impressed by the space and overall condition. The finishes are a bit dated, but it’d be pretty straightforward to do cosmetic kitchen/bath remodels down the line. The important thing is that both units are in move-in condition. Continue Reading

Read the Rental Restrictions When Buying a Condo

Make sure you’re aware of rental restrictions on that condo you’re thinking of buying—especially if your future plans involve being able to rent it out and keep the property for investment purposes.

Most condo buyers like to know that they’ll be able to rent out their unit if so desired. Circumstances could change and require you to move, but you’d like to keep that condo for the long term and rent it out for a while.

It’s important to be fully aware of potential rental restrictions in the Covenants, Conditions and Restrictions (CC&Rs)—the main document that homeowners associations (HOAs) use that states how the HOA will be run. Continue Reading

State of the TIC Market: February 2018

State of the TIC Market: February 2018

Buyers snapped up tenancy-in-common (TIC) interests in San Francisco’s most popular neighborhoods over the past six months, proving that the TIC market is alive and well despite its inherent ownership risks.

TICs represented a fairly small percentage of overall sales from August 2017-January 2018. Though almost 1100 condos sold in that timeframe, only 118 TICs did. The TIC median price was $1,017,500—closer to $1.2M for TICs in two- to four-unit buildings. But more than half of all sales were for TICs in buildings with five or more units, notable and surprising because these properties won’t be eligible for condo conversion if the lottery indeed resumes in 2024. Continue Reading

What You Could’ve Bought for Below The List Price

Yes, most San Francisco homes sell for more than their list price. But not always, especially when there are some challenges involved. Busy locations? Poor overall presentation? Those factors end up thwarting sellers every time. Here are three properties that didn’t slam into contract for way over the list price:

688 Clipper
Noe Valley
List Price: $2,250,000
Sale Price: $2,150,000
Days on Market (DOM): 128

688 Clipper technically shouldn’t be here, as it was originally listed for below $2M. The story is that the property came on the market in August 2017 for $1,999,999, and the sellers raised the price to $2.3M twenty days later. No buyers came along, so they reduced the price to $2,275,000 and received an offer shortly thereafter. That fell out of contract, and the price then slid further to $2,250,000. Challenges here were a very vertical floor plan, a location on a trafficked street that’s more Diamond Heights than Noe Valley, and a lack of staging that other properties at this price point often have. Continue Reading

Off-Market Development Opportunity in Duboce/Castro

Off-Market Development Opportunity in Duboce/Castro

It seems to be fixer week here at Inside San Francisco Real Estate. I checked out an excellent development opportunity on Beaver Street in Duboce Triangle today. I think it’s the perfect house for either a contractor, or buyers who’d like to create their dream home in a prime location.

The Victorian has one floor over a garage and room down, unlike its multiple neighbors in both directions that have two units over a garage. It’s likely you could do a vertical expansion here, though you’d have to consult an architect and the Planning Department to know for sure. Continue Reading

NoPa, Hayes Valley Home Sellers Look For Buyers with Vision—and $2M+

The entry price for a big single-family home that needs a total facelift in neighborhoods like NoPa and Hayes Valley is roughly $2M in our current market.

The average price range for a remodeled 4BR+ house in the Haight and Hayes Valley over the past six months is approximately $3M, with renovated, grand-scale houses asking closer to $4M. So buyers looking for the historical, quintessential San Francisco houses that dot these neighborhoods’ blocks are often willing to pay top dollar for a house they can make their own.

Here are two homes currently on the market that would be excellent buys for those seeking a large home with classic San Francisco architecture:
1342 Hayes
4BR | 2.5BA | 2800 sq ft
3-car garage
List price: $2.2M

For buyers who want to be a block from the heart of NoPa’s Divisadero corridor, 1342 Hayes is a great opportunity. The home has been in the same family for 40 years, which is code for “needs a renovation.” Built in 1887 on two levels, the home has big (for San Francisco) square footage and generously sized rooms. All four bedrooms are on the upper level, which is a big deal. And with an oversized lot measuring 3438 square feet, there’s potential for expansion if that’s needed, too. Expect contractors to come to the offer party. (Listing courtesy of Paragon Real Estate) Continue Reading

Off-Market Opportunity: 1BR at The Hayes

Off-Market Opportunity: 1BR at The Hayes

Two of my Zephyr colleagues let me know about a cool one-bedroom/one bath condo that they have available. The property will go into the MLS next week, but the seller is open to an offer before then.

This 746 square foot condo is on the third floor and is an interior corner unit with an open floor plan. It has upgraded LED lighting, bamboo floors, and closet organizers by Elfa and California Closets. A large deeded patio is accessible from the living room and bedroom. HOA dues are $573.86/month. Continue Reading

Bernal Microhood Update: Big Northwest Slope Overbids, Good Value for East Slope Homes

Bernal Microhood Update: Big Northwest Slope Overbids, Good Value for East Slope Homes

The Northwest Slope microhood in Bernal Heights was a hit with buyers willing to pay hundreds of thousands over the list price to “win” their property in the last quarter of 2017. And those looking for solid value got lucky in the East Slope, where newly renovated homes sold at much lower prices than elsewhere in the neighborhood.

As my regular readers know, I created the Bernal Heights microhoods four years ago to help prospective buyers and sellers get a more refined sense for single-family home values in the neighborhood’s distinct geographical areas.

Here’s how our microhoods stacked up in the fourth quarter of 2017:

Northwest Slope
Single-Family Home Median Price: $1,510,000
Most Expensive: 18 Prospect (4BR/3.5BA, 3565 sq ft | $3,500,000)
Least Expensive: 75 Winfield (3BR/2BA, 1650 sq ft | $1,250,000)
# Homes Sold: 9
# Overbids Above 25%: 7
The Northwest Slope stood out among all the microhoods in the last quarter for having the widest gap between list and sale prices. Buyers overbid by 30% or more ($300,000-$500,000) on six of the nine houses sold, including 251 Bocana, a 3BR/2BA home listed for $1,159,000 that closed for $1,635,000. Lot value remains unsurprisingly high, as well, as the sale for $1.8M for the double-wide lot at 15 Prospect proved. Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate


BRE# 01352627

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