Hard Hat Tour: Amero in Cow Hollow

Exterior_Amero
I went on a hard hat tour of the new Amero condo building at 1501 Filbert between Van Ness and Franklin last week. Featuring 27 two- and three-bedroom units, Amero also includes one parking space per unit. (Many other properties only provide one space for every two units.) There are four penthouses, as well.

Units range from just over 1,000 square feet to 2500 square feet. Finishes will feature natural stone countertops, walls and flooring; carpeting in bedrooms; European grey oak/wide plank flooring. The kitchen will be fully stocked with Italian cabinetry, Bertazzoni ranges and Thermador refrigerators, along with polished quartz countertops.

We checked out the fifth floor, penthouse level. Some of the units had drywall up, but others are just shells at this point. Here’s a look at one of the corner units:
Corner Unit

To give you a sense for the size of the kitchens and baths, here are a couple shots of both as they’re being constructed:
Kitchen

Penthouse_Bath

One of the townhomes we walked through had three levels. The first included a large patio and living/dining/kitchen area; the second level had a family room, bedroom, bath and storage and the master bedroom/bath were on the third level. Though there aren’t any views, buyers looking for a lot of space in the north end of town should seriously consider one of the townhomes. Here is the future living room:
Topfloor_master_north

Pricing will be in the $1100-$1300/sq foot range, with penthouses/townhomes listed for close to $4M. HOA dues will range from $550-$850/month, and common areas include a shared rooftop terrace with outdoor grills, fireplace and seating areas. There will also be bike storage available. The sales office is accepting offers from buyers now, with move-in dates projected for the Fall. If you’d like independent representation, please give me a shout at ebermingham@zephyrsf.com / 415-823-4656 and I can arrange a tour!

Just Sold: 3BR Bernal Condo

267a_anderson
My clients just purchased a spacious three-bedroom Victorian condo on a prime Bernal Heights street, just half a block from the popular Cortland Avenue neighborhood hub.

Featuring lovely period detailing, a living room with gas fireplace and an open kitchen/dining area, 267A Anderson also has three good-sized bedrooms. There’s a private deck, independent parking and storage. List price was $899,000.

Inside Hayes Valley’s 8 Octavia

exterior_octavia
I previewed 8 Octavia, the new 47-unit condo development designed by iconic architect Stanley Saitowitz that sits at the corner of Octavia Boulevard and Market Street.

The distinctive feature of the property is the green-colored “curtain” that’s actually a louver system. Owners can press a button in their condo and open or close the louvers, so cancel those plans for window treatments. (No word yet on how expensive the louver system will be over time when it comes to maintaining and repairing it.) Saitowitz calls 8 Octavia a “breathable building,” and I’m sure the louvers are the reason for that.

Most of the condos will have one or two bedrooms, and there are a few junior one bedrooms, as well as larger three bedrooms. Finishes include concrete ceilings, Austrian-imported oak floors, Bosch ranges and dishwashers, Liebherr refrigerators, and corian counters.

#302 has been set up as the model. You open the door to the unit and there’s a walkway that leads to the actual front door of this two bedroom/two bath:
302_entrance

302_kitchen

The bathrooms are located all along the hall, opposite the bedrooms. You need to be ok with having closet-like bathrooms with translucent doors.
302_bathrooms

Potential starting price point for two bedrooms with parking is $1.2M (and around $1M without parking).

I also looked at #303, a junior one bedroom with about 726 square feet that will probably be priced in the high $700,000s:
303_kitchen
The sleeping area is just behind the kitchen, and doesn’t have any windows.

#806 is the largest of the two bedrooms, with about 1225 square feet on two levels. It has north and west exposure, and nice views. Pricing is tentatively in the $1.5M-$1.6M range:
806_northview

806_outlooks

I do like the way they’ve incorporated private “outdoor” patio space by placing it just outside the unit—there’s one door to get you into the patio and the next door provides access to the actual condo. Here’s a look at private space for #504, a two bedroom that may be priced at around $1.3M:
504_largepatio

Building features will include a rooftop terrace with city views, jewel-box viewing garden in the lobby, keyless entry system and yes, a virtual doorman. Let’s not forget the Nest Thermostats, as well as synchronous, 200 Mbps internet service.

8 Octavia is situated in a busy location, with cars running up and down multiple lanes of traffic to and from 101. But what I liked about the building was that you feel a bit removed from all the activity once you’re inside. In terms of convenience, the building scores a perfect 10, as it’s right near Muni on Market, and literally adjacent to the 101 on/off ramps. You can cross Octavia Boulevard—vastly improved over the past few years—and walk to Whole Foods and the Castro, or head in the other direction and be in Hayes Valley in minutes.

Feel free to contact me to schedule a showing if you’re interested! I’m at 415.823.4656 / ebermingham@zephyrsf.com

Spotlight on the Mission, Sunday Streets & Latest Sales!

Developers are heading east in the Mission, because let’s face it: There are only so many lots available on Valencia for condo buildings. The latest project to arrive is 1515 at 15th and South Van Ness. The current Zephyr Market Tracker looks at the details. And if new construction isn’t your thing, we profile some current Mission offerings that might interest you.

Plus, the deets on Sunday Streets, and all the latest market stats. It’s all here in the Zephyr Market Tracker!

1645 Pacific: Old World Design with a Modern Touch

exterior_1645pacific
The brand new, 39-unit condo project at 1645 Pacific is officially one of my favorite new developments on the market. I toured the building this week and was impressed with developer Grosvenor America’s and Richard Beard and BAR Architect’s efforts to construct a building inspired by the old world design that’s pervasive among many homes in Pacific Heights, Russian and Nob Hills.

The nice thing about the building is that it doesn’t look like it was transplanted from SoMa, and fits in with the neighborhood’s character. From the sculptures that adorn the facade, to wrought-iron balcony rails and pre-war design elements, 1645 Pacific looks as if there was some real thought put into the overall design. The lobby has high ceilings and grand chandeliers, and all floors are serviced by an elevator. There will also be a concierge/doorman, secured bike storage, a car-sharing service and common rooftop terrace with sweeping views.

You can choose from two bedrooms, two bedrooms with den, junior one bedrooms and two penthouses. The condos are well appointed, with nice touches like crown and base molding, high ceilings, marble flooring/countertops. The sales office is set up in #1B ($1,485,000), which is a two bedroom with a den and semi-open kitchen. The best part about #1B is that its dining/living area fronts onto an extremely large patio. And a huge mural done by well-known Bay Area artist Zio Ziegler runs the length of the adjacent building, so residents on all floors have a front-row seat for the mural:
mural

#5G ($2,265,000) faces northeast and has two bedrooms, two and a half baths, den, and an open kitchen with a large dining area. This unit has a great view of the Bay and city. The second bedroom is on the small side, but the master can accommodate a queen bed pretty easily. The unit is about 1,661 square feet. Your private deck gets you closer to the facade sculpture of a woman:
buildingdesign

#5B ($1,520,000) offers two bedrooms and two bathrooms, along with a den. The unit overlooks the mural/patios below. The kitchen isn’t as open, but has good cabinet space:
kitchen_5B

And finally, I checked out #2C ($735,000) which faces south and has a bedroom area separated by a sliding door that adjoins the living area. Though this unit didn’t have as much light as some of the others, the floor plan was fine.

Here’s the lineup of currently available units, with their prices, square footage, and approximate price per square foot:
5A $1,175,000 1,003 sq ft ($1,171 per sq ft)
1B $1,485,000 1,228 ($1,209)
2D $1,525,000 1,399 ($1,090)
6D $1,750,000 1,402 ($1,248)
5E $2,045,000 1,553 ($1,317)
5F $1,975,000 1,458 ($1,355)
5G $2,265,000 1,661 ($1,364)
6F $3,150,000 1,735 ($1,816)
1C $795,000 613 ($1,297)
2C $735,000 613 ($1,199)

Parking is included with these prices; however, it is optional. They’re valuing parking at $80,000/space.

1645 Pacific is located between Polk and Van Ness, so you’re about half a block from everything on Polk Street, as well as near the public transportation on Van Ness. This is also a good location for downtown commuters who may want to walk to work.

Offers for the above units will be taken starting on June 12th. So if you’re interested in scheduling a showing, please give me a call at 415.823.4656!

1645 Pacific is situated between Polk and Van Ness. So you can walk out your door and literally be steps from all the restaurants, services and cafes on Polk, as well as public transportation on Van Ness.

Just Sold: Corona Heights Condo

2442_15thSt Outlook
I just sold my listing at 2442 15th Street in desirable Corona Heights. The large rear bedroom had the lovely outlook above, and was situated on a tree-lined street adjacent to tennis courts. And it was only a couple blocks to Duboce Triangle and Castro services and public transportation.

List price was $649,000, and we closed for $680,000.

The Most Competitive Condo Markets in San Francisco Right Now

One of the keys to success in the current San Francisco market is knowing which neighborhoods are the most competitive. Armed with that intel, you can more easily gauge how much to offer on a property, or what list price will work to your advantage.

As many of my regular readers know, I’ve been running a feature highlighting extreme overbidding for several months, regularly inducting new members into the SF Overbidders Club. The reality is that we have many neighborhoods in San Francisco that are showing double-digit overbid percentages, and it’s important to know what the selling patterns are when you’re determining values.

When it comes to the San Francisco market, these patterns can change pretty quickly. My sales data is based on reported MLS sales in the time period April 1 – May 12, 2014, so it’s the most current info available.

Here are the most competitive neighborhoods and their average overbids right now for condo sales:
1. Cow Hollow: 21.87%
2. Cole Valley/Buena Vista Terrace: 21%
3. The Haight: 19.85%
4. Eureka Valley: 18.69%
5. Noe Valley: 16.28%
6. NoPa: 15%
7. Pacific Heights: 13.88%

The Runner Ups
Bernal Heights: 11.37%
Mission/Mission Dolores: 10.49%
Potrero/Dogpatch: 10.49%
Corona Heights: 10.16%
Hayes Valley/Alamo Square: 9.6%
Presidio Heights: 8.52%
Lower Pacific Heights: 8%
The Marina: 7.61%
Mission Bay: 6.32%
SoMa: 6.61%

As for more specifics on how much you should offer or for what price you should list your home—well, that’s my job, and I’m happy to work for you. Give me a shout at 415.823.4656 / ebermingham@zephyrsf.com and we can talk about how I can help you. And yes, I’ll be hitting up the single-family home market later this week so you can see where the hottest markets are right now in the city.

New Listing: 2BR Corona Heights Condo

2442_15thSt LR2
My new listing at 2442 15th Street in desirable Corona Heights is in an awesome location—and, it’s a lovely condo, to boot.

Seriously, not only can you walk out the door and on to a quaint, tree-lined street, but you also have immediate access to Corona Heights Park, tennis courts across the street and a short walk downhill to Duboce Triangle and the Castro. That means you can easily catch Muni to downtown, tech shuttles to the South Bay, and be inside cafes, restaurants and shops in minutes.

The condo itself has great Victorian detailing, a clawfoot tub, big master bedroom with lush, green outlooks and a large storage unit. There’s no garage parking, but finding a space on the street is really not that hard to do in this part of town.

Want more info? Head over to our property Web site at 2442 15th Street for photos and our showing schedule. Stop in this weekend on either Saturday or Sunday from 2:00-4:00 and say hello! And message me directly at 415.823.4656/ebermingham@zephyrsf.com if you have any questions.

How to Evaluate a Condo and HOA

There are always more condos than single-family homes available at any given point in time. And condos are the most popular property type in San Francisco, especially for first-time home buyers who want to be in popular, central neighborhoods. But before you rush out and write an offer on one, it’s important to consider the complexity of owning this type of property.

Here’s a quick condo primer that will help you evaluate the fundamentals of a unit and its homeowners association (HOA):

HOA dues: How much are your monthly HOA dues, and what do they cover? Is the total amount in line with buildings of the same scope? Are there any unit owners who are behind on their HOA dues?

HOA reserves: How much does the HOA have on hand in the event a major component of the building needs to be replaced?

Rental capability: What is the restriction on renting your unit, should you decide to move and not want to sell? And how many units in the building are rented?

Affordable housing designations: Is unit resale restricted by any city ordinances, such as affordable housing laws?

Pending litigation: Is the HOA involved in any lawsuits?

Special Assessments: Will there be any future, per-unit charges in addition to the existing HOA dues?

Parking: Is the parking space deeded to the unit, or is it leased separately? Are you able to rent your parking space in the event you want to? Will your car fit in the space?

Pets: What are the number or pound restrictions for pets in each unit? What restrictions exist for pets off leash?

Insurance: Is the insurance policy current? Does it include earthquake insurance? (You’ll know if the HOA dues are substantially higher than usual.)

Renovations: What’s the process required for remodeling any part of your unit? Similarly, did the previous owner complete any renovations, and were they done with permits?

Available Services: Is there a lobby attendant? Fitness center? Common garden or roof deck? HOA lounge? Check out every aspect of the building—even the trash and recycling room.

Move-out Fees: Is there a fee for moving in, and what days/timeframes does the HOA permit moves to take place?

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

Buyers are paying an average of 12% over asking for houses and 10% for condos in the current San Francisco market. So I always catch a little thrill when I spot properties that sell for under the list price.

A handful of homes sold for under asking in April in popular neighborhoods. Let’s take a look at some sales that were possible without overbidding and waiving contingencies:

301 Main #20B
South Beach

List Price: $2.1M
Sale Price: $1,975,000
Days on Market (DOM): 50
Cash Sale: Yes
301Main_20B
Shed no tears for this seller, who managed to flip this unit for significantly more money. Purchased in October 2013 for $1.6M, this 2BR/2BA unit at The Infinity was listed again in February for $2.1M. That price apparently didn’t fly, but $1,975,000 did. If there’s ever a case that needs to be made for the strength of the 2014 market, #20B is a good sale to reference.

229 States
Corona Heights

List Price: $2,050,000
Sale Price: $1,925,000
DOM: 27
Cash Sale: No
229states
This ultra-modern, 2BR/2.5BA view townhouse on a great block in the neighborhood was designed by well-known architect Zack de Vito. The property was very well appointed, but a little on the small side (1545 sq feet) for buyers in the $2M range.

1806 20th Street
Potrero Hill

List Price: $1,650,000
Sale Price: $1,585,000
DOM: 38
Cash Sale: No
1806_20th
1806 20th is a two-level condo on a prime Potrero block, in the 86-unit development called Victoria Mews. Featuring three bedrooms and technically one bathroom—one bath was converted to a laundry room—the unit had stunning city views and a remodeled kitchen.

What You Can Buy: View Condos

San Francisco properties with views of the hills, city skyline, ocean or Bay command a premium. The whole “million dollar view” tag line really does ring true for some homes.

And when it comes to condos in centrally located neighborhoods, views are the icing on the cake. View condos certainly fall under the “luxury” category, and they’ll typically cost above the $1M average for a two-bedroom unit.

I surveyed the market and picked out my favorite three view condos to spotlight today:

657 Corbett #3
Twin Peaks

4BR/3BA, 2101 sq ft
1-car parking
HOA dues: $316.22/mo
List price: $1,495,000
657corbett657 Corbett #3 is the penthouse condo in this four-unit building, and it certainly pulls out all the stops. The two-level residence features walls of glass with stunning views of downtown, The Bay and beyond. And it’s a corner unit, so you also get great east and south views. Three bedrooms are all on the same level, with the fourth bedroom on the main level. Though you’re not in the heart of a retail area, the reason to live on Corbett is for its views. Because let’s face it, you don’t get views in the flatlands of the Castro. Quick comp: #1 on the first floor of 657 Corbett is a 4BR/3BA unit with 2007 sq feet that’s in contract with a list price of $1,395,000.

2139 Green #F
Pacific Heights

2BR/2BA, 1460 sq ft
1-car parking
HOA dues: $526.27/mo
List price: $1,795,000
239green_f
The best part about 2139 Green #F is its 500-sq foot deck with amazing views of the Golden Gate Bridge to Alcatraz and then some. The building was constructed in 1988, so the interior is modern in design. This is another two-level unit, and the master suite, second bedroom and two baths are downstairs. The master features French doors that lead to a colorful garden and patio. An elevator in this nine-unit building takes you right to your front door, too. Quick comp: The slightly larger 2BR/2.5BA unit at #E sold a year ago in a cash transaction for $1,750,000. That also had a large deck, striking views and a similar floor plan.

219 Brannan #18A
South Beach

3BR/2BA, 1611 sq ft
2-car parking
HOA dues: $1013/mo
List price: $2,500,000
219brannan_18a
Perched on the top floor of 219 Brannan, the penthouse at #18A has soaring ceilings, floor-to-ceiling glass windows and views spanning Twin Peaks to the downtown skyline and the Bay Bridge. There’s a bedroom terrace that lets you really connect to that big view, as well as a chef’s kitchen and rare two-car parking. HOA dues include attended lobby, fitness center, concierge, pool, and security service. Quick comp: The 2BR/2BA at #16D with northeast views of the skyline and Bay sold last month for $2.1M in a cash transaction. #18A itself was sold in 2007 for $2,150,000, and then again in 2010 for $1,650,000.

Onyx in Potrero Knows Its Target Buyers

onyx_livingroom
I guess it was only a matter of time before someone decided to build a condo development with the look and feel of an Apple store. Sharing its name with an OS X utility app and saturated in white, Onyx in Potrero Hill certainly knows its buyer demographic.

I visited Onyx this week on my broker tour, and I do like the finishes and the location within the neighborhood. Onyx will ultimately house 41 one-, two- and three-bedroom condos across three stories and two buildings. (The second building will rise at the corner of 17th and Carolina, and will be completed in Fall 2015.) The two-story lobby has white porcelain flooring and “signature, ONYX stone.” You may stop momentarily to look for the Genius Bar, but the best bet is to either head up the stairs or take the elevator to the second floor to check out the available units.

One of my favorites was #206, which faces 17th Street and has city skyline views from the living area and bedroom. That’s a 2BR/2.5BA unit with about 1237 square feet listed for $1,325,000. (Knock $40,000 off the price if you don’t want the parking.) HOA dues range from $383-$443/month.

Finishes include wide plank European oak floors with radiant heat, as well as built-in Liebherr refrigerators, Bosch dishwashers, Bertazzoni professional series gas cooktops, quartz countertops and high-gloss white cabinets by Barbosa:
onyx_kitchen

Bathrooms are large and have similar finishes:
onyx_bathroom2

onyx_bathroom

Other perks in Onyx include bike parking, storage lockers, a rooftop terrace with downtown and Bay views and elevator access to all levels. And oh, yeah–we can’t forget the CAT6 internal wiring, security system, and high speed internet access by Webpass.

Pricing for the first release of ten units ranges from $875,000-$1,325,000 with parking, and are averaging between $1,000-$1100/sq foot. Offers on these first ten units will be considered on March 25th.

As I mentioned earlier, the second building in the complex will be finished next year. That one will have outlooks onto Jackson Field and views toward Mission Bay. It will also knock out what outlooks exist to the north for a few of the units in the existing building, with an approximate distance of 20 feet between structures.

I like Onyx’s location, as It’s on a quieter street, but is only a block from Whole Foods, World Gym and is near many restaurants and services. You’re limited to bus lines around the immediate area, but Google shuttles stop nearby. Downtown commuters can hoof it a dozen or so blocks to the T line on Third Street in Dogpatch.

And if you’re seriously interested and would like your own agent representation, please give me a shout at 415.823.4656 / ebermingham@zephyrsf.com.

Ocean Views & Space on the Great Highway

1580greathighway_4
Yes, it is possible to find a three-bedroom condo with three bathrooms (!) and almost 2,000 square feet with parking and ocean views for less than $1M in San Francisco. Case in point: 1580 Great Highway #4 in the Outer Sunset, which offers all of the above for a list price of $699,000. That’s a lot less than the $1,388,270 citywide average sale price for a 3BR condo in San Francisco, isn’t it?

But there’s more: This four-unit building was constructed in 1985, so it’s more up to current city codes than, many of San Francisco’s older buildings. The kitchen is well appointed with granite countertops and new appliances, and you also get a deeded deck with lovely hill views.

What’s nearby? Well, besides the ocean and a great running/biking path, you’re two blocks from the N Judah that runs downtown. Two of my favorite restaurants, Thanh Long and Outerlands (currently closed for an expansion project) are five blocks away, and let’s not forget that Golden Gate Park is a healthy jog to the north.

A couple noteworthy items: HOA dues are a low $310.51/month. And because two of the four units in the building are tenant occupied, you will need to work with a portfolio lender such as First Republic that will lend on a property with this type of rental/owner-occupier ratio. (In other words, your loan will be an ARM vs a 30-yr fixed).

1580 Great Highway #4 was listed last year for about $50,000 higher and buyers didn’t bite. But I think they’ve nailed it this time around. If you’re a buyer who can be a little patient with the time it takes to get downtown or to the freeways—-and want to have your own urban refuge on the water—give this condo a look. Offers are due on March 19th, so if you want to pop in to check out the property, give me a call and I’ll schedule a showing for us!

Pricey Prospects for New Condos in SF Pipeline

thecentury
It’s been quite a year for developers of new construction condos and houses in San Francisco. After an economic downturn during which very few new projects were built in the city, construction lurched ahead again—particularly along the Market Street corridor, in Hayes Valley, the Mission and many other popular neighborhoods.

And oh, what a reception these new developments received! Projects such as 300 Ivy in Hayes Valley and ICON in the Castro sold out in record time, and at record prices. Buyers seemed very willing to pay a premium of $1,000-$1200/sq foot for new and shiny, particularly in transit- and retail-friendly communities. And 3500 19th Street at Valencia took advantage of the tech-buying boom and Mission mania by largely selling out all of its 17 condos with sales prices in the $1.3M-$2.3M range.

There are 1800 new construction units on tap for 2014, with more than 50,000 new units in the pipeline for the next six or more years. But if you’re a buyer who’s thinking about holding out until a unit in a particular building becomes available, be aware that prices will only go up from here. For example, currently being built is 35 Dolores, the former car repair warehouse across the street from the recently built rental building with Whole Foods as its anchor. 35 Dolores will likely finish construction in the summer, but will start selling in April. A majority of the units will be two bedrooms, and pricing for premium units will be $1500/sq foot.

Another very high-end project is 1645 Pacific, which is focusing on its handcrafted construction style that mimics an old-world, north-end-of-town architectural style. Final pricing hasn’t been released, but $1200/sq foot+ would seem to be the minimum starting point. The ultra luxury Park 181 at 181 Fremont will be asking $6M-$8M per unit, and Lumina (a.k.a. Infinity 3 and 4 at 201 Folsom) expects a $1B sellout by the time buyers finish snapping up all 651 units.

Not everything will be as stratospheric in price, though. But you can expect buildings like Fifteen Fifteen in the Mission, Onyx in Potrero, and Millwheel in Dogpatch to be in that $1,000/sq foot range. I believe upcoming Hayes Valley projects such as 400 Grove and 450 Hayes to be in the $1100+/sq foot range, based on 300 Ivy’s sales.

So if you’ve got you’re heart set on shiny and new, be prepared to pay a premium. If you want more space for the money, set your sights on the resale market. And if you have any questions on what’s in the works for new condos in any part of the city, please get in touch. Keeping track of all these cranes is a part-time job, and I can get you the scoop on whatever interests you.

What You Can Buy: Condos for $1.1M with High Walk Scores

Prices for condos with period detail and which are located in very walkable, central neighborhoods are averaging $1.2M for two bedrooms and $1.4M for three-bedroom units. These types of units command a premium because: a) who doesn’t love a quintessential San Francisco property with Edwardian or Victorian detailing, and b) everyone wants to live in an area that lets you walk out your door and be only minutes from a retail area and public transportation.

There’s a handful of condos on the market in this price category, and I thought I would provide a tour of three of them today. So hop in the front seat, and let’s get to it:

1332 Waller
The Haight

3BR/2BA, 1769 sq ft
1 pkg
Year Built: 1904
List Price: $1,099,000
Walk Score: 92
1332waller
1332 Waller is a two-level Edwardian condo. As the listing agent notes, the property is situated in the middle of three great neighborhoods—the Haight, Cole Valley and Buena Vista. So you can take advantage of both the Haight and Cole Valley’s excellent retail areas, as well as many nearby public transportation options. This flat was renovated in 2003, and it has two bedrooms, a formal dining room, split bath and modern kitchen on the main level. A staircase off the dining room leads you to a large master suite with a wet bar and full bath; just outside is a deck and garden. 1332 Waller has exclusive use of the garage parking spot, storage, and the washer/dryer.

1103 Guerrero
Noe Valley/Mission

3BR/2BA, 1631 sq ft
1 pkg (uncovered/driveway)
Year Built: 1900
List Price: $1,095,000
Walk Score: 97
1103guerrero
This top-floor, remodeled Edwardian condo at 1103 Guerrero is one of three units in the building. Along with a newer kitchen and bath, the flat has two gas fireplaces and in-unit laundry. All the best detailing is there, from high ceilings and bay windows, to softwood floors. One thing to note is that there is a limited selection of lenders (First Republic is the best bet) that will grant loans on the building right now due to the tenant/owner-occupied ratio. But if you’re okay with an adjustable-rate mortgage and the other related requirements, this is a big flat only a few blocks from Valencia, BART’s 24th Street station and lots of services (such as the dry cleaners on the ground level of the property).

153 Clifford Terrace
Buena Vista/Ashbury

2BR/1BA, 1355 sq ft
1 pkg
Year Built: 1926
List Price: $1,095,000
Walk Score: 82
153cliffordterrace
If you’re looking for an updated, view condo in a lovely neighborhood, 153 Clifford Terrace may do it for ya. My clients purchased a condo across the street on this block many years ago, and they’ve loved living there. Along with 1920s period detailing, there is an updated kitchen/bath, formal dining room and eat-in kitchen. And there are exceptional northwest views from the living room overlooking the city and ocean.