Author Archives: insidesfre

Pritikin Mansion Reduces Price, Still Seeks Buyer

Pritikin Mansion Reduces Price, Still Seeks Buyer

The Pritikin Mansion—also known simply as 47 Chenery and owned by former ad man Bob Pritikin—splashed onto the market in early September for the ambitious price of $12.5M. The quirky estate is sort of like the Glen Park version of Hearst Castle, without all the history. The house is tucked away behind the houses that line Chenery, Randall, Dolores and 30th Street, and is situated on a 24,624 square foot lot.

The “Neo Classical-style” main house has an interior swimming pool with retractable roof, park-like grounds with wacky sculptures and, uh, uniquely designed rooms. Also included are a separate three-unit building, and parking for up to 15 cars. (The parking is actually zoned for four condo units, in case you want to do your part to create more housing in San Francisco.) Continue Reading

Just Sold: Dreamy Inner Sunset Condo

Just Sold: Dreamy Inner Sunset Condo

My two-bedroom condo in a great Inner Sunset location just sold for more than its $1,095,000 list price.

1433 14th Avenue was quite popular. Two lucky buyers nabbed the property and will enjoy its spacious layout with remodeled kitchen, formal dining room, landscaped garden and easy proximity to the N Judah Muni line to downtown.

Much thanks to buyer’s agent Anthony Chung at Sequoia Real Estate, Evan Wong at Chase and Kathie Ng at Chicago Title. Congrats to everyone, and I appreciate your hard work closing this sale.

ADU Program Creates Opportunity for SF Homeowners

San Francisco put its Accessory Dwelling Unit (ADU) program into action in 2016, aiming to create more housing in the city. ADUs are also known as in-law units, secondary units and cottages. They can be great for children moving back after college, or a parent you’d like to move into your home. You can also rent out an ADU, which is an excellent way to supplement your income or plan for retirement. Continue Reading

What You Can Buy: Condos With Walker’s Paradise Scores

Location counts for a lot in San Francisco, and most condo buyers want to live in neighborhoods that offer services, restaurants, shops and public transportation in walking distance. I thought I would highlight a few of my favorite properties currently on the market that have excellent Walk Scores. Here are my picks:

77 Jersey
Noe Valley

3BR/1BA, 1 tandem pkg
HOA dues: $473.33/mo
List price: $1,349,000
Walk Score: 96

77 Jersey is an ideal location for buyers who take BART, and want to be a block from the 24th Street corridor that runs through both Noe Valley and the Mission. The condo itself is a handsome, first-floor unit with a formal dining room, eat-in kitchen and a nicely remodeled bathroom in an Edwardian building. Continue Reading

Sellers, Stay Realistic on Price and Don’t Count on the Outlier Showing Up

We’ve been witnessing dramatic overbids and sky-high sale prices in San Francisco for years now. But when it comes to sellers setting their value expectations, I have some advice: Don’t count on the outlier buyer being in your offer mix.

This type of buyer goes way above the comparable sale range for a property type or neighborhood, often prompting your neighbors to meet in the street and exclaim, “I can’t believe someone paid that price for that house!”

Of course, it’s certainly possible that the outlier buyer will fall in love with your home and match or exceed the highest comparable sale. But it doesn’t always happen, because most buyers in a multiple-offer situation aren’t willing to go as high as the outlier. Continue Reading

The Best Deal in SoMa: 63A Grace

The Best Deal in SoMa: 63A Grace

My new listing at 63A Grace is perfect for first-time home buyers or someone looking for a pied-a-terre in San Francisco. Priced at $579,000, it’s one of only three one-bedroom condos citywide being offered right now for under $600,000 that isn’t a below-market rate property.

63A Grace is a top-floor unit that has a remodeled kitchen and bath, nice period detail throughout and a shared view roof deck that’s only two short flights of stairs up. Hardwood floors, in-unit laundry and a short distance to the Market Street Muni and BART lines.

We’ll be open this Sunday 10/1 from 2:00-4:00, and check out our property Web site for more photos and details!

The 5 Best Neighborhoods for NY Transplants

I moved to San Francisco from New York twenty years ago, and frequently work with many New Yorkers who have relocated here. New York is definitely a world of its own, and I must admit that I was a bit worried when I moved to San Francisco; in my mind, I’d have to drive everywhere, and things wouldn’t be as central. After all, San Francisco’s layout is different in that downtown feels like Manhattan, but everywhere else seems like outer borough neighborhoods strung together—at least, at first. It takes some time to realize that many San Francisco areas are little New Yorks unto themselves. Continue Reading

Just Listed: 1BR SoMa Edwardian Condo

Just Listed: 1BR SoMa Edwardian Condo

Take a break from looking at cookie-cutter South of Market condos and check out my very cool Edwardian one bedroom that just hit the market today.

This condo is a great mix of old and new, with a remodeled kitchen and bath alongside lovely period detailing like wainscoting, large windows, and high ceilings. There’s also in-unit laundry and a city view roof deck that’s one flight up:

63A Grace is a tucked-away street between Mission/Howard and 9th and 10th. That means you’re near excellent Market Street transit lines, the SoMa tech hub, restaurants, bars and plenty of parking garages. You can also easily get to nearby Hayes Valley, which boasts its own array of eating and cultural options.

63A Grace is listed for $579,000. We’ll be open this Saturday 9/23 from 2:00-4:00 (no Sunday open due to Folsom Street Fair). Stop in to see me! For more photos, visit our property Web site here.

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Eileen’s Sold Properties
63A Grace Street
South of Market
1BR Condo
Sold: $600,000
Represented Seller

East Slope Sale Breaks Bernal Heights Sales Record, Commands the Microhoods in 2017

East Slope Sale Breaks Bernal Heights Sales Record, Commands the Microhoods in 2017

The East Slope of Bernal Heights was home to a record-breaking sale this year, and also boasts the highest median price to date in 2017. It was business as usual for our other six microhoods, which all median prices well above the million dollar price point.

As my regular readers know, I created the Bernal Heights microhoods in 2014 to help prospective buyers and sellers get a more refined sense for the values behind the single-family homes in the neighborhood’s distinct geographical areas. I like to check out the values at least once annually. So here’s how our microhoods are stacking up so far in 2017:

Northwest Slope
Single-Family Home Median Price: $1,500,000
Most Expensive: 106 Coleridge (5BR/4BA, 3105 sq ft | $3,100,000)
Least Expensive: 125 Lundys (3BR/1BA, 1186 sq ft | $1,100,000)
# Overbids Above 25%: 4
northwestslope
Buyers weren’t shy about ponying up more than $300,00 over asking for three homes in the Northwest Slope. One of those was the Victorian at 56 Mirabel (2BR/1BA, 1100 square feet) listed for $1,295,000, which received ten offers and sold for $1,630,000. It was also a good year for the renovated Victorian at 106 Coleridge, which finally sold for $3,100,000 after first coming on the market in 2016. Continue Reading

1433 14th Avenue: Good Value for the Inner Sunset

1433 14th Avenue: Good Value for the Inner Sunset

My Inner Sunset condo listing at 1433 14th Avenue has been a big hit with buyers and agents, who have been impressed with the great floor plan and excellent location.

Check out our property Web site here, and stop in this weekend on Saturday and Sunday from 2:00-4:00 to see this impressive property—and me!—in person.

This condo represents good value for the neighborhood, which currently has an average single-family home price of $1,847,314.

If that’s out of your range, consider $1,095,000 for 1433 14th Avenue. You’ll get a gracious, updated home with parking, storage, laundry and a nicely landscaped yard. These kinds of properties don’t come up often; only five condos have sold in the Inner Sunset this year for an average of $1,250,000.

How To Get Top Dollar For Your Home

There’s one way to increase your chances of maxing out the sale price of your home: Look as good as your comps.

The San Francisco market has been strong for the past several years, and the list-low-sell-for-more strategy prevails. Many home sellers have walked away with huge net proceeds, often amidst multiple offers and quick closes.

But that doesn’t just automatically happen. The tricky part is that buyers won’t pay your dream price just because you want it; you have to create the desire for them to do so. Continue Reading

Just Listed: Inner Sunset 2BR Condo

Just Listed: Inner Sunset 2BR Condo

If you’re looking for a spacious two-bedroom condo in a prime Inner Sunset location, please stop in this weekend at 1433 14th Avenue, between Kirkham and Judah.

This is a lovely home with a wood-burning fireplace in the living room, formal dining room open to the chef’s kitchen and two large rear bedrooms that overlook the shared, landscaped garden. There are wood floors throughout, a nice entry foyer with a walk-in closet and a cute balcony off one of the bedrooms that’s a perfect place to have morning coffee and collect your thoughts.

The garage has side-by-side parking, shared storage and laundry.

1433 14th Avenue is located in a prime neighborhood spot, near the 9th & Irving retail area, Golden Gate Park, UCSF, the N Judah to downtown and tech shuttle stops.

Check out our property Web site here for photos and details.

List price is $1,095,000 and we’ll be open Saturday and Sunday from 2:00-4:00!

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1433 14th Avenue
Inner Sunset
Dreamy 2BR Condo
Sold: $1,100,000
Represented Seller

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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