Author Archives: insidesfre

Top 5 Challenges For a Condo Sale

If you’re planning to sell your condo this year, it’s important to be aware of certain things that will seriously shrink your condo’s buyer pool. Here are five of the most common challenges—and some advice on how to handle them so you have a successful transaction: Continue Reading

Condo Market Healthy But Flat in Q1 2017

Fewer buyers cared to overbid dramatically for condos in the first quarter of 2017—with a few exceptions when it came to two-level units, or nicely renovated ones in prime locations.

The average condo price for the 524 units reported sold in the Multiple Listing Service (MLS) was $1,270,736, up slightly from the $1,218,956 average in the first quarter of 2016.

Buyers paid a citywide average of $1,027 per square foot, with 24% of all sales changing hands for all cash. Continue Reading

Is The Condo/TIC You’re Buying in a Building That Needs a Retrofit?

Make sure you do your due diligence when it comes to buying a condo or TIC in a building with five or more units over a garage.

The city adopted a mandatory soft-story law in 2013, which targets buildings in various tiers that are susceptible to failing in an earthquake and requires owners to retrofit as necessary. You might be noticing these jobs happening as you walk or drive up San Francisco’s streets. Many of the buildings are on corners and have multiple garages. The city has notified building owners and has given them deadlines to apply for permits; work costs roughly $30-$50 per square foot—not an insignificant cost. Continue Reading

Just Sold: Unique Edwardian Home in Noe Valley

Just Sold: Unique Edwardian Home in Noe Valley

We just closed the sale of my listing at 4163 26th Street in Noe Valley. The seller had lived in the home for 53 years, and needed assistance in preparing for and executing his move. Our team included professional organizer and interior designer Gwen McClure, Dan Mahoney of Hassle-Free Hauling and also the new moving service, Lugg. Together, they worked to help the seller decide where to donate, dispose of or move his belongings.

Buyers and agents loved the unique nature of the property, such as the open beam ceiling and artist’s loft. And the garden was a big hit, as well, with its many Japanese maples.

Listed for $1,195,000, 4163 26th Street just closed escrow for $1,560,000.

Special thanks to buyers’ agent Tanya Dzhibrailova, lender Jane Viltman at All Homes Financial and escrow officer Paula Siegel of Fidelity National Title!

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Eileen’s Sold Properties
4163 26th Street
Noe Valley

Unique Edwardian Single-Family Home
Sold: $1,560,000
Represented Seller

Just Sold: 133 Venus in Silver Terrace

Just Sold: 133 Venus in Silver Terrace

My clients just purchased one of the few 3BR/2BA single-family homes available in San Francisco for under $1,000,000. They will be making their new home at 133 Venus in the up-and-coming Silver Terrace neighborhood, on a street that has a close-knit, friendly community.

Featuring all three bedrooms on the same level, 133 Venus has a spacious kitchen, living room with fireplace and large garage with great development potential. 133 Venus closed escrow last week for $953,888.

Congratulations to my clients, Stephanie and DJ! Much thanks to their lender extraordinaire, Karen McDowell at Bank of the West, as well as expert escrow officer Chris Matthews at Old Republic Title.

Single-Family Home Market Kicks Off 2017 With a Bang

There were no winter doldrums for the San Francisco house market this year. Low inventory and strong buyer demand fueled the first quarter—activity that promises to continue in 2017.

Possibly motivated by the threat of rising interest rates, buyers frequently waived contingencies in competitive situations, foregoing inspection, appraisal and financing safety nets to increase their chances of landing a single-family home.

The average price for the 381 homes sold was $1,761,226, up five percent over the first quarter of 2016. Continue Reading

What You Can Buy Near a Retail District

One of the reasons people want to live in San Francisco is to be near its collection of popular, interesting retail districts that offer a diverse array of restaurants, shops, and services. I thought I’d round up a few newly listed homes that are near some of our best retail corridors in popular, walkable neighborhoods.

Here’s the lineup:
156 Guerrero #101
Mission Dolores

2BR/1.5BA condo, 1 pkg
$1,100,000

One block from Valencia Street in the Mission, 156 Guerrero is a townhouse-style condo with parking and a private roof deck. This is an eighties building, so it doesn’t have that period detail charm—but it has an extremely functional floor plan. Fall out the door and have every hot Mission restaurant at your disposal. Continue Reading

Last Weekend Opens for Unique Noe Valley Edwardian

Last Weekend Opens for Unique Noe Valley Edwardian

My single-family home listing in a prime Noe Valley location has been very popular. The one-bedroom/one bath with loft area and many interesting features—catwalk, open beam ceiling, to name a few—has attracted many prospective buyers.

Listed for $1,300,000, 4163 26th Street is a short distance from the heart of the 24th Street retail area, as well as the J Muni to downtown and multiple bus lines.

We’ll be open on Saturday and Sunday from 2:00-4:00. Stop in if you’re in the neighborhood! And check out our property Web site here for more photos and details.

Live and Work Under One Roof: 1 Enterprise Has Landed

Live and Work Under One Roof: 1 Enterprise Has Landed

One of the coolest live/work spaces I’ve seen is over at 1 Enterprise Street—a single-family residence with a studio/workshop, in a freestanding building in the Mission that was a brewery in the late 1800s. Enterprise is located on Folsom Street between 16th and 17th Streets.

1 Enterprise has 1,500 square feet of ground floor workspace, along with two levels of residential space that include four bedrooms and two baths. Outfitted with a chef’s kitchen, spa-like baths, a sound system, and a 360-degree view roof deck, the building is PDR-zoned (Production, Distribution and Repair). I particularly like the open timber interior and rustic, urban look:

Continue Reading

Just Listed: Unique Noe Valley Edwardian

Just Listed: Unique Noe Valley Edwardian

I’m proud to present my new listing is 4163 26th Street, a handsome Edwardian in an A+ Noe Valley location. This well-maintained single-family home has a great vibe, from its cool open beam ceilings to the loft sleeping area and large rear bedroom. There are downtown views, and an amazing garden with Japanese maples.

You’ll love the spacious kitchen with its Wedgewood stove and mosaic backsplash. The full basement offers ample storage and laundry. Great location on 26th Street between Noe and Castro, just a few blocks to the 24th Street retail corridor and library.

4163 26th Street sits on a large, 2,848-square-foot lot and has excellent potential to be reimagined for today’s living.

Our very first open house will be tomorrow on Thursday 3/23 from 5:30-7:00. And we’ll be open on Saturday 3/25 and Sunday 3/26 from 2:00-4:00. Hope to see you there!

Visit our property Web site here for photos and more details:

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133 Venus
Silver Terrace

3BR Single-Family Home
Sold: $953,888
Represented Buyers

What You Could’ve Bought: For Under The List Price

The selling pattern in San Francisco continues to be list low, sell for more. However, it doesn’t always work out that way for some sellers. Properties that sell for under asking typically have spent a good chunk of time on the market, and are often in the multi-million dollar price range. But that’s not always the case. Here are a few examples of homes that didn’t have a fast path to a signed contract:

1290 Portola
West Portal
List Price: $2,198,000
Sale Price: $1,724,000
Days on Market (DOM): 91

This large, stately home was in easy walking distance to the West Portal retail area. But its busy location on the corner of Portola and Dorchester scared more than a few buyers away. Not a bad deal here; the house has three bedrooms on the same level and a nice, big kitchen. Continue Reading

What You Need To Know About Leased Parking

You start your home search with a parking space as part of your criteria. And then you see the perfect condo, but it has what’s defined as “leased parking.” What’s that all about?

The SF Realtor Association changed the data fields in the MLS a few years ago to include leased parking and its related details in a given listing. Previously, you either had some type of deeded parking, or not. Some agents indicated “1L” in the data field, which resulted in listings showing a parking space that technically wasn’t going to be sold with the unit. So the leased parking fields are a good thing, in my opinion.

When it comes to parking, either you have a space included or not. There are variations on parking that comes with a unit, such as deeded, assigned, tandem or independent style. Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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