Good Deal: 2BR Cole Valley Condo on Belvedere

One of the main aspects of my job is to continually scour the market for what I believe are lurking deals. And by “deals,” I mean properties priced below the average for the neighborhood, and homes that are in centrally located, desirable areas.

I’m a fan of 624 Belvedere, a 2BR/1BA condo with about 1125 square feet that’s situated on Belvedere at Carmel—a nice Cole Valley location. The $759,000 unit (down from its original $785,000 list price) is on the first floor of a two-unit building. Though it doesn’t have the Edwardian charm and period detail of some of the other homes in the area, this 1940s building does offer a good, functional floor plan. There’s also a wood-burning fireplace in the unit; two-car, side-by-side parking; lots of storage; and a sweet garden. An added bonus: The front windows look out at the Marin Headlands. HOA dues are a low $256/month, and include water, common area electricity, building/grounds maintenance, trash and insurance.

The average Cole Valley condo sold for $815,286 in the second quarter, with an average square footage of 1168. 624 Belvedere last sold in February 2006 for $705,000.

Ashbury Terrace Home Hits Market for $2,725,000

The 3BR/3BA view home at 170 Upper Terrace is a handsome one. It’s got a great indoor/outdoor feel, and its 3,000 square feet will accommodate a sprawling family (at least, for San Francisco).

The home was last sold for $2.4M in 2003, and is now being listed in a cleaner, more modern form for $2,725,000. Here are a few shots of my favorite rooms/areas:


Price appears to be in line with neighborhood comps. One drawback is the lack of a yard, but if views are your thing, 170 Upper Terrace would be the home to buy.

The Best Neighborhoods for Dog Owners in San Francisco

San Francisco is one of the more dog-friendly cities in the country, and many of its neighborhoods offer ideal environments for dogs and their owners.

I’m a dog owner myself, and frequently meet clients looking for a home in a neighborhood that will provide what we all need for us and our pets—ideally, proximity to open space, dog-friendly cafes and shops, and a community of dog owners who support each other and their ‘hood.

So here are my picks for the best dog-owner neighborhoods in San Francisco:
1. Bernal Heights. It’s got a great retail area on Cortland Avenue, with plenty of shops and cafes, including Bernal Beast pet shop. But most notably, Fit Bernal Fit opened in November 2009—a gym that invites “Bernal locals and their dogs to join us to exercise, socialize and engage in a more healthful, energetic and stress-free lifestyle.” If that’s not enough, there’s Bernal Hill itself, which has trails and off-leash areas, as well as Holly Park. The weather is superior in Bernal, so when you head out for a walk in the late afternoon, don’t expect to encounter much fog.

2. Inner Sunset. The weather may not be as desirable, but the Inner Sunset has Golden Gate Park at its doorstep. Yes, you have to keep your dog on a leash, but at least there’s a lot for your dog to smell and see. (My terriers love the gopher holes.) There’s also the Irving Street corridor, which is a great place to stop for coffee or lunch. Le Video—one of the few bonafide video stores left in the city—also lets you bring in your dog. For pet care, there’s All Animals Emergency on 9th Avenue, and Irving Pet Hospital at 15th Avenue.

3. Noe Valley. Ok, so I’m a bit biased on this one because I live here. But if there are two requirements for living in Noe, it’s that you need a dog or a kid. I’ve picked a leash over a stroller, and have plenty of company. There are two dog runs—one on 30th Street, and one up the hill at 27th and Diamond. There’s the Noe Valley Pet Company ladies at Church and Cesar Chavez, and 24th Street is the place to go if you’re in search of a dog water bowl outside a store. Le Zinc on 24th and Castro lets you bring your dog into its rear outdoor patio through a back entrance. And don’t overlook the Friends of Upper Noe Dog Owners Group, which makes sure the 30th Street dog run stays in shape.

4. Parkside. Though the Parkside doesn’t have the concentrated retail areas of the aforementioned neighborhoods, it’s near some pretty vital open spaces. There’s Stern Grove, an excellent dog-walking area. But the canine epicenter lies over at Fort Funston, a short drive away. The area even has its own Fort Funston Dog Walker (FFDW) organization that works to preserve off-leash areas and good dog ownership practices. The Parkside is also blocks away from Ocean Beach and the Great Highway, which are great places to bring your dog. The streets in the Parkside are nice and wide, so there’s plenty of sidewalk room, too.

5. NoPa. The North Panhandle neighborhood suits dog owners well, as the architecture allows for spacious flats. It’s a little more low-key than the busier Haight area, which can be stimulation overload for dogs if you decide to troll along Haight Street itself. The Panhandle is a good dog destination, as it’s a sizeable open space for walks. Nearby Alamo Square is a dog party in its own right (though you have to contend with the tourists gawking at the Painted Ladies). And check out the Dog Owners of Alamo Square and Great NoPa Yahoo group list for local resources, as well as the North of Panhandle Neighborhood Association for more general resources. There are a lot of great shops and restaurants scattered throughout NoPa to which you can walk your dog, particularly along Divisadero. Don’t forget about two key shops: Osso & Co., the pet store on Broderick, where you can pick up specialty items as well as everyday pet products, and Cats & Dogs Pet Supply, a more mom-and-pop store/groomer on Divisadero.

6. Mission Bay. Far less established a neighborhood than the others, Mission Bay is your best bet if you want to live downtown and own a dog. The Mission Creek Dog Park is up and running, which also lets you meet the other pioneer Mission Bay dwellers and their pets. If you get bored with Mission Creek, you can simply walk your dog up and down the Embarcadero, which has wide streets and provides nice Bay views. Mission Bay’s park system is still developing, and I’m betting the neighborhood will build its own very organized dog community over time.

Mediterranean Manse Gets Modern Makeover

rooseveltOver at 424 Roosevelt, a 4BR/3.5BA, three-level Mediterranean-style home just came on the market for $2,395,000.

But when it came to “Mediterranean,” the owners didn’t exactly renovate with that architectural style in mind. They instead went for bathrooms straight out of new-construction SoMa:

roose_bath

So if you like modern, but enjoy Mediterranean, you’ll have the best of both worlds up in your manse in Corona Heights. The property permit history lists a litany of renovations, from a two-story horizontal rear yard addition and new kitchen, to balcony enclosures (after a while, that wind gets to ya) and large-scale plumbing/electrical upgrades.

But is the price right? The location is a little busy and exposed, but it’s at the foot of coveted Ashbury Terrace. The most expensive home sold in Corona Heights this year has been $1,840,000, and in Ashbury Heights/Cole Valley, the most expensive home sold was on Edgewood (a very different, more desirable location) for $3,075,000.

So I’m guessing the sellers are hoping a little Ashbury Terrace dust gets sprinkled on the stucco, tile roof and wrought iron and they can get their list price.

SF's First Family Holes up in Ashbury Heights

masonicThough I’ve known about Mayor Newsom’s purchase of 1581 Masonic for several weeks, I’ve held back from blogging about it for discretionary reasons. But now that SF Chronicle’s Leah Garcik has stepped forward with the info, it’s fair game.

First on the market in February at a $3.3M asking price, this 4BR/3.5BA home technically located in Ashbury Heights was subsequently pulled off the market and relisted with a different brokerage. The list price prior to Newsom’s offer being accepted was $2,980,000.

The home is owned and designed by Candace Barnes, who specializes in renovating and selling homes. She’s most known for her high-end furniture and design business.

Word has it that Newsom and his very pregnant wife also looked at homes in Noe Valley, but Ashbury Heights seems more appropriate, don’t you think?

3BRs for Under $800k in NoPa, Cole Valley

Two condos I saw this week struck me as being good values for their asking prices:

452017th4520 17th Street is a 1352-square foot 3BR/2BA top-floor unit on two levels. It features two patios, a common fitness area, and low $152 HOA dues. There’s parking and storage, and views from the front patio. Located almost at the top of 17th Street, the property is not far from the Castro and Cole Valley’s retail area. List price: $789,000.

941 Broderick in the North Panhandle is a generously proportioned 3BR/2BA condo with an exclusive patio and yard. The unit is located within a three-unit building, and is in good proximity to the NoPa restaurants and retail areas. List price: $759,000.

There was a time when finding a three-bedroom condo for under $800,000 was rare. Now, the opportunities are out there for buyers.

Shrader Snaps Into Contract

If you can look away from the gloom-and-doom media for a moment, allow me to tell you a quick tale about 1510-1512 Shrader, a two-unit building in Cole Valley.

First listed at $1.2M in September 2008, the property went into contract, fell out, and then was withdrawn in November. But it was relisted in January at $1.1M, and quickly went into contract within a week.

Given the fabulous Cole Valley location, overall good condition of the building, and agreeable tenants occupying one of the units, it’s not surprising that a smart buyer snatched up Shrader. For those savvy investors out there, the current San Francisco market has much to offer.

Pocket Listing of the Day: 1217 Cole

I got a call from a colleague today, alerting me to a new pocket/off-market listing she has that’s located at 1217 Cole Street. This is a 2BR/1BA first-floor Edwardian condo with one-car tandem parking. As you can see from the Web site photos, it looks like a pretty nice place. And at $789,000, I think the property is priced very well; it’s well within the comparative property selling range, and there’s good value for the location and overall scale. For those of you unfamiliar with Cole Valley, it’s one of the most desirable neighborhoods in the city. And the 1200 block in particular is in great proximity to the Cole Street shops, restaurants, and Muni line.

Cutting Up on Ashbury

I’m all for creating as much opportunity for homeownership as anyone. But when a perfectly fine, single-family home is completely chopped up into three overpriced TIC units, it’s time to stop the madness.

That’s the deal over at 1096 Ashbury, where there are now three one-bedroom units where a probable four-bedroom home once stood. If you’re up for it, you can offer $545,000, $645,000 or $695,000 for one of these units. And then you can wait another 15 years to condo convert.

Update: #1 sold for $541,000 and #2 sold for $519,000 in Sept 2010. #3 appears to have been withdrawn.