Author Archives: insidesfre

Off-Market Sales Slow Down in 2016

Off-market sales are accounting for a much smaller percentage of single-family homes and condos this year. Though a quarter of all properties sold in 2015 changed hands without the benefit of being entered into the Multiple Listing Service (MLS), those numbers have dropped off significantly in 2016. Continue Reading

Low Turnover, High Value:  Little Hollywood

Low Turnover, High Value: Little Hollywood

There are almost 100 neighborhoods in San Francisco, which can be overwhelming for buyers starting a home search. I like to spotlight what I consider to be the “hidden gems” of San Francisco. And one of those gems is Little Hollywood. I know a bit about the area, because I’m currently preparing a listing for sale there that will hit the market in June. Continue Reading

Buyer Pool for 1BR Condos Smaller, But Strong

One-bedroom condos generally have a smaller buyer pool in San Francisco. Empty nesters, investors, single people or couples are typical buyers, with the latter two groups being first-time buyers looking to get their foot in the homeownership door.

But there’s certainly a strong market for a one bedroom, especially if it’s in a prime location and has all the amenities. I’ve been watching this segment of the market for a while now, as I have a beautiful one-bedroom condo listing at 1818 Broadway #306. And I was not surprised to find that prices are climbing for one bedrooms; in some cases, buyers are getting into extreme overbidding at very high price points. Continue Reading

Visit Me This Weekend at My Pacific Heights View Condo

My one-bedroom condo listing at 1818 Broadway #306 is the perfect place for anyone who wants a spacious condo with coveted Bay views. Because let’s face it, there are only so many homes in San Francisco that have this kind of view:
1AView

This is a move-in ready home, complete with a remodeled kitchen and bath:
6_Kitchen

7_Bath

And a huge bedroom!
8_Bedroom

Did I mention there’s an awesome roof deck?
10_RoofDeck

And oh, yeah–fantastic closet space, an independent parking space, storage and on-site laundry are all part of the package.

You can see it all in person Saturday 5/14 and Sunday 5/15 from 2:00-4:00. Bay To Breakers should be lifting the street closures by 2:00, so come on over and say hello! List price for this 1BR/1BA condo is $949,000. You can check out our Web site here for more info and photos.

Sellers, Get Rid of Your Old Paint

Sellers, Get Rid of Your Old Paint

Most new homeowners aren’t thrilled to inherit a collection of old paint cans. If you’re planning to sell your home and have a stash of irrelevant paint, deck stain, or other hazardous materials, I highly recommend having it all removed.

You can do this for free through Recology’s Household Hazardous Waste Pickup Program. Simply call 415-330-1405, Monday through Friday, and let them know exactly what you need picked up. Appointments are available Wednesday, Thursday, Friday or Saturday mornings. You just need to be there to provide access to where you have the paint stored. (They don’t want you to leave anything on the curb.)

Here’s more on the program at the Recology Web site.

Another 5-Star Yelp Review!

My clients recently purchased a great house in the Excelsior, and were kind enough to write a Yelp review about their experience with me (click on the image for a larger view):

yelpreview_2016

I’m actively seeking new buyer clients, so please get in touch with me at ebermingham@zephyrsf.com / 415.823.4656 if you’d like to chat about what you’re looking for–and the best strategy for getting into your next home.

CURRENT LISTING: Pacific Heights View Condo
1818 Broadway #306 is a spacious 1BR/1BA condo with expansive North Bay views. Remodeled kitchen and bath with high-end finishes, generous closet space, wide plank oil-rubbed hardwood floors, deeded parking and storage. Amenities in this 21-unit building include shared roof deck with awesome Bay views, on-site laundry, elevator and professional management. A+ Pacific Heights location near Union Street, Polk Street, Lafayette Park and tech shuttle stops. 97 Walk Score! List price: $949,000. Visit our Web site at 1818broadway306.com for more details and photos.

COMING SOON: SoMa Loft
701 Minna #17: Live large in this tri-level, 2BR/2.5BA loft with almost 1800 square feet. Enclosed master bedroom with office/media room on the first level, open main level with excellent space for entertaining, and second bedroom/bath on the third level. Great natural light, fireplaces, skylights, deeded parking and storage, shared roof deck. Outstanding location in the heart of the SoMa tech scene with neighbors like Spotify, Twitter, and Zendesk. Near all the public transportation you’ll ever need, and a quick shot to freeways. 97 Walk Score! List price: $1,195,000.

Coming Soon and Off-Market Opportunities: April 28, 2016

Inventory is here! Here’s a heads up on properties that will hit the market this weekend—or might be snapped up before they hit the MLS:

118 Melrose / Glen Park
3BR/2BA remodeled single-family home; huge deck, garden, 1 pkg
$1,195,000

504 Joost / Sunnyside
3BR/1BA house, 2 pkg
$949,000

18 Colonial Way #8 / Misison Terrace
3BR/2BA top-floor condo, views, good light
$829,000

125 30th Street / Glen Park
2BR/1BA Edwardian flat, 1 pkg
$899,000 Continue Reading

What You Can Expect To Spend When You Sell

Your property presentation will largely dictate how much buyers will pay when you’re selling your home.

Today’s buyers are discerning, and expect a certain level of sparkle when they go to an open house. Want to improve your chances of getting top dollar? Don’t cut corners on the prep work.

Most homeowners aren’t aware of the average costs for fundamental prep work. The bottom line: You can expect to spend $10,000-$20,000 if your property needs a little of everything. I thought I’d round up the must-do prep work with average costs, based on all the listings I’ve readied for sale over the past several months. Cost ranges are based on a two-bedroom house or condo with 1200-1400 square feet. Prices go up or down, depending on the size of your space and how much work is needed. Continue Reading

Houses Hot, Condos Cold in Q1 2016

The single-family home market went bonkers in the first quarter of the year, but the condo market showed signs of softening.

A look at sales data from the past quarter is a great indicator of how the Spring market will do. Here’s how 2016 is stacking up so far:

Single-Family Homes: Buyers Embrace Overbidding
The average price of a house in the city stood at $1,683,935, up seven percent over Q1 2015. Though the average overbid citywide was 9.6%, a whopping 22% of all houses sold changed hands for 30% or more over their list prices. Continue Reading

It’s Up From Here for Interest Rates

San Francisco real estate buyers can expect gradually increasing loan interest rates over the next few years, says Bank of the West’s Chief Economist, Scott Anderson.

I was invited to hear Anderson present his Bay Area forecast at Bank of the West’s downtown San Francisco offices last week. He believes the Fed is at a point where it wants to raise rates, but it will be at a “slow slog” pace. Anderson’s prediction? There will be two rate hikes this year—one in June, and another after the election—followed by four in 2017 and another four in 2018. Continue Reading

Flippers Push Prices Past $1M in Crocker Amazon

Crocker Amazon is one of the few neighborhoods in San Francisco where you can buy a home for under a million dollars. Not as well known as its Excelsior or Bayview counterparts, Crocker Amazon seems to be gaining in popularity—and price. Two recently renovated properties just hit the market that promise to further cement what’s becoming a higher price threshold for the area.

The average single-family home in Crocker Amazon now costs $849,000, and two three-bedroom homes sold in the past few months for $1,125,000 and $1,135,000. A majority of recent sales were in the $800,000s, with a handful in the $900,000s. This is a big jump up from 2014, when only one four-bedroom house on Winding Way sold for just above $1,000,000, and homes were selling for a $735,000 average. Continue Reading

Sellers Need Lead Time in Spring Market

Allow yourself enough lead time for pre-sale work if you’re planning to sell your San Francisco home in the Spring.

Though some future sellers start strategizing in January or February, others wait until April or May. At that point, painters, stagers, contractors and other critical tradespeople may be booked well in advance. Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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