Author Archives: insidesfre

SF Condo Market Sees Summer Softening

SF Condo Market Sees Summer Softening

The San Francisco condo market tends to hop into a hammock for a siesta around July and August. For buyers who aren’t on vacation and serious about snagging a new home or investment property before the big Fall push, summer can present a wonderful opportunity to avoid bidding wars and get a pretty good deal.

There are 200 condos on the market as of this writing, and almost half are looking at a days on market (DOM) count of 21 days or more. 38 of these condos are listed for under $1M, and 29 for $1.5M+. For once, the luxury market isn’t leading the market-sitter pack.Continue Reading

The Basics Behind SF Property Taxes

You’re considering purchasing a property in San Francisco, and want to figure out what your total annual costs will be. A significant portion of those expenses will be property taxes.

The property tax rate for the 2014-2015 tax year is 1.1880% of the purchase price. Property taxes are due in two installments: The first is due November 1st, and is delinquent after December 10th. The second installment is due on February 1st, and becomes delinquent after April 10th.Continue Reading

The Scoop on South Beach’s 72 Townsend

The Scoop on South Beach’s 72 Townsend

I took my clients on a hard hat tour last weekend of South Beach’s newest condo development, 72 Townsend. Boasting a prime neighborhood location and city/water views from many of the balconies, 72 Townsend is currently under construction with no actual finished units just yet.

The building sits at the corner of Townsend and Colin P. Kelly Jr. Street, and the lobby entrance will be on Colin P. Kelly Jr. It was formerly a historic grain warehouse that survived the 1906 earthquake, and part of the original facade remains. There will be about 5,000 square feet of commercial space on the ground level.

72 Townsend is a block from the Embarcadero, two blocks to the Giants’ ballpark, and many restaurants, cafes and major San Francisco employers are scattered within easy walking distance. Caltrain is a few blocks west on Townsend, and the 280 entrance is also a quick drive away. The bottom line is that this is a great location for buyers looking for a modern home with all the conveniences.Continue Reading

Coming Soon and Off-Market Opportunities: July 28, 2015

Here are my picks for upcoming and off-market listings this week:

18 Lansing #303 / SoMa
1BR/1.5BA loft, 1 pkg
$875,000

72 Amber Drive / Diamond Heights
4BR/2.5BA Eichler home, needs work
$1,199,000

475 Texas #B / Potrero
4BR/2BA condo, 2 pkg, top-floor condo with decks

4521 25th Street #1 / Noe Valley
3BR/2.5BA condo, 2 pkg, 1860 sq feet with deeded flat yard
$1,695,000Continue Reading

Spotlight on Russian Hill, Parks, and SF Sales

The latest Zephyr Market Tracker checks out a trio of hot listings in the coveted enclave of Russian Hill. Interested in visiting one of San Francisco’s parks—without actually going to one? We take a look at Rec and Park and Google’s joint street maps venture that lets you tour parks virtually.

We also give you the scoop on the most recent stats, plus individual sales. It’s all here in the Zephyr Market Tracker!

“Million Dollar Listing SF”: Fun Foray Into Unreality TV

“Million Dollar Listing SF”: Fun Foray Into Unreality TV

I’ve been enjoying Bravo’s Million Dollar Listing San Francisco. The show is a kick, even if it’s all fake and bears little resemblance to the way the real estate business is done in our city. Who cares? We get to see attractive shots of various San Francisco icons and neighborhood streets, and sexy properties—and the show is way easier to follow than season two of “True Detective.”

Sometimes we get to see actual successful agents dropping in, like Joel Goodrich and Dona Crowder. Otherwise, we’re treated to the scripted antics of three agents named Andrew, Roh and Justin who are playing the roles of “top agents.”

But the writers take a wrong turn on the credibility road in this week’s episode. Out-of-area agent Andrew is tasked with handling a newly renovated, south-of-Cortland Bernal Heights listing at 535 Gates. (The house was actually listed by Amanda Jones at Sotheby’s for $1,595,000 earlier this year, with Roh representing the buyer for a sale price of $1.9M.) Continue Reading

Coming Soon and Off-Market Opportunities: July 22, 2015

The market is a little slow this week, but there’s inventory on the way. Here are my picks for upcoming and off-market listings this week:

Condo at 25th and Douglass / Noe Valley
3BR/2.5BA, 1859 sq feet, 2 pkg
Excellent floor plan for entertaining, chef’s kitchen
$1,700,000

300 Berry #721 / Mission Bay
1BR + den, 732 sq feet, 1 pkg
Unobstructed city views at The Arterra
$900,000Continue Reading

The Seller Has Accepted Your Offer—Now What?!

Most San Francisco buyers are focused on competing for properties. What’s equally important is that you have a firm understanding of what happens once you’re in contract to purchase your home.

The first week to ten days after “ratification” (seller accepting your offer) are essentially a juggling act. Here are the five things you should be prepared to do:Continue Reading

Luxury Homes Lead the 21+ DOM Crowd

Luxury Homes Lead the 21+ DOM Crowd

Summer home shopping can be a challenge, because inventory is typically lighter. Surprisingly, there are currently 221 single-family homes on the market as of this writing, and almost half are looking at a days on market (DOM) count of 21 days or more.

So what’s out there right now? I have two words for you—luxury homes. The average list price of the 97 houses that have been on the market for 21+ days is $2,686,507. Thirty one percent of those homes are listed for more than $2,000,000, and 13% for $6,200,000+. Continue Reading

Coming Soon and Off-Market Opportunities: July 14, 2015

We’re back in the swing of things after the July 4th holiday, and the off-market and coming soon listings are popping up all over the place. Here are my picks this week:

88 King #112 / South Beach
2BR/2BA, 1455 sq ft, 1 pkg in The Towers at One Embarcadero
$1,298,000

88 King #115 / South Beach
2BR + den/2.5BA in The Towers
$1,495,000

1510 York / Bernal Heights
1BR/1BA Victorian house with bonus room near Precita Park
$975,000Continue Reading

Latest Sales, Spotlight on Haight Ashbury

The new issue of the Zephyr Market Tracker highlights a nice selection of available homes in the Haight. Why? The San Francisco Marathon is coming up on July 26th, and it runs right through the Haight.

We also check out recent citywide sales, and the most current stats. Plus, the deets on the marathon!

It’s all here in the Zephyr Market Tracker!

No Summer Slowdown in San Francisco

School’s out, and so are buyers’ wallets when it comes to real estate in San Francisco. Here’s what’s going on in the market now:

Prices are rising. The average single-family home price was $1,817,390 in the second quarter of 2015, up 19.5% from Q2 2014. Condo price hikes were more modest, with the average second quarter price hitting $1,284,140 and jumping up by 13% over Q2 2014.

Inventory is healthy. Contrary to what you may be hearing, there are plenty of homes out there. I’m seeing several new properties hit the market weekly for my different buyer clients. And there are even homes spending a bit of time on the market, with no offer date in sight. Continue Reading

Coming Soon and Off-Market Opportunities: Week of July 6th

The San Francisco real estate market is back in play again after a holiday break. Here are my picks this week for homes that are hitting the market soon, or possibly not at all if they snag a buyer who offers a great price and terms:

Mid-Century Golden Gate Heights House
3BR/2BA, pano views, remodeled, terraced yard
$1,500,000

Noe Valley Fixer on Elizabeth Street
Marina style, huge potential
Price TBDContinue Reading

Happy Fourth of July!

Happy Fourth of July!

The frenetic San Francisco real estate market has been setting off fireworks of its own these days. But let’s all take a moment to celebrate something much bigger—our country’s independence.

Best wishes to all of you for a fun, safe and sparkling Fourth of July!

(Photo courtesy of Eventbrite)

Condo Overbids Calm Down in June

I received a lot of comments and emails on my post earlier this week about house sales in San Francisco that didn’t require overbidding in June. The big question: “What about condos?”

The good news for buyers is that even more condos are selling for less than or at their list prices. But do note that these sales aren’t happening in the most popular neighborhoods. If you’re open to areas that aren’t Noe Valley, the Mission, Pac Heights or NoPa, there are plenty of opportunities out there—particularly in high-rise buildings where there are many units.

Here’s the lineup of resales reported in June that were marketed through the MLS: Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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