My client just closed escrow yesterday on the lovely 1BR/1BA Edwardian condo at 21 Delmar in the Haight. The unit has high coved ceilings, two fireplaces, an updated eat-in kitchen, and central heat. List price was $499,000.

21 Delmar has a 92 Walk Score, and is blocks from Buena Vista and Golden Gate Parks, and around the corner from Haight Street. This is a perfect example of the type of property that provides great space in a classic architectural style, all while being situated in a quintessential, central San Francisco neighborhood.

What’s the best city to live in if you don’t have a car? San Francisco/Oakland, according to a recent study by 24/7 Wall Street. The current issue of the Zephyr MarketTracker lists the top ten car-free cities.

Also, we have a spotlight on Nopa and some hot properties there, as well as the lineup for San Francisco holiday tree lightings. And of course, all the latest sales and a market overview. (Happy to say that the median sales price over the past 180 days for single-family homes has increased by 3.9%.)

It’s all here in the current issue of MarketTracker!

Our latest edition of Walk Score Winners showcases a trio of condos in iconic San Francisco neighborhoods that offer proximity to restaurants, public transportation, shops and cafes. Let’s get to it:

724 Clayton, The Haight
$799,000
100 Walk Score

Boasting the highest Walk Score possible, 724 Clayton is a 2BR/1BA condo with a remodeled kitchen (above), formal dining room and in-unit laundry. The second bedroom is half of the double parlor, which means you’re separated from the living room by a set of large pocket doors. The unit is located on the first floor of a two-unit building and comes with one-car parking. HOA dues are $280/mo. This is a great location in the heart of the Haight/Cole Valley, and all the shops, stores and public transportation you’ll need.

1335 Minna #2, Mission
$925,000
98 Walk Score

Last sold for $850,000 in 2005, 1335 Minna #2 is a two-level 1BR/2BA loft that is now on the market for $925,000. The 1948-square foot unit occupies the middle floor of a three-unit building and has soaring ceilings and an oversized master suite. One of the two gas-burning fireplaces is pictured above, and separates the dining and living areas. There’s one-car parking, and HOA dues are $396/month.

3117 Buchanan, Cow Hollow
$815,000
97 Walk Score

3117 Buchanan is a top-floor, 2BR/1BA Edwardian condo with Golden Gate and Palace of Fine Arts views. Located within a six-unit building, the unit has high ceilings, moldings and a deck off the kitchen. HOA dues are $178/month. The condo was last sold in 2007 for $846,000, so the sellers seem to be realistic about the current market. You’re pretty much at the center of all the north end retail areas such as Fillmore, Chestnut and Union Streets.

One trend I’m seeing this year is an increase in sales for large condos and TICs in hot neighborhoods like the Haight, Hayes Valley, Mission Dolores, and NoPa. What I think is happening—and which I’ve also heard from some of my colleagues—is that buyers are snapping up these properties due to their need for more space to accommodate existing or growing family needs. It’s also likely that these buyers have been priced out of the single-family home market in these areas, which offer proximity to restaurants, shops and easy access to public transportation.

Indeed, I’ve seen my share of 3BR/2BA condos and TICs in the aforementioned areas on broker tours this year. There are currently eleven such condos and TICs on the market at a list price average of $933,717, with a 1,688 square feet average. And there are nine such units in contract, at a list price average of $828,389. The average size of these units has been about 1800 square feet.

Recent sales have been brisk. A total of 47 three-bedroom+ condos and TICs have sold year-to-date at an average of $874,015. With an average sales price for a single-family house in these neighborhoods clocking in year to date at $2,180,222, you can see why some buyers are settling for well-located, spacious condos instead.

I toured a variety of properties in NoPa (North Panhandle) last week on broker tour. Panhandle inventory typically features multi-unit buildings and large single-family homes, many of which are classic Victorian and Edwardian styles.  The neighborhood is a bit more urban in nature than, say, Cole Valley, but a lot of the homes are improved when new folks move into the ‘hood. I found a trio of quintessential North Panhandle properties worth looking at:

First up is 715-717 Baker:

715-717 Baker is a vacant two-unit building, which means it’s available as two TICs (at $885,000 and $975,000) or as one entire building for $1,855,000. No, it’s not a screaming deal. But these are two large, remodeled full-floor Victorian flats with grand scale rooms. The lower unit ($975,000) has 3BRs/one split bath; a private deck and garden; garage parking with interior access plus a large bonus room. And the upper flat ($875,000) has 4BRs/one split bath, and also comes with roof rights for a possible deck. The building has a concrete foundation and upgraded electrical/plumbing. There is a cafe and a restaurant right at the corner, and you’re fairly close to Golden Gate Park. Further north is the Laurel Village, which has many shops, restaurants, and cafes.

We move on to a good project house at 1960 Golden Gate Avenue:

There are no interior photos available online, but the house at 1960 Golden Gate wasn’t terrible inside. It just needs a gut renovation and a second story. This place is a good example of how the neighborhood gradually gets improved over time; someone will buy and renovate the property. The lot is 25 x 100, which is fairly average for San Francisco. And there’s already a garage, which makes things less complicated. (The home was built in 1889; our Planning Department sometimes has an aversion to allowing garage installations in buildings constructed prior to 1950.) List price is $695,000.

The good part about 1960 Golden Gate is that it doesn’t need to be a two-story home; a new owner could work with the existing space and make it totally livable.

And lastly, we have a TIC at 1031-1037 Divisadero #1033:

I liked this 2BR/1BA space at 1031-37 Divisadero.  #1031 occupies the top floor in the carriage house at the rear of the lot. So the noise level from Divisadero is mitigated a bit. The floor plan was open and flowed well, and the rooms were spacious. There are four units in total–two in the front building, and two in the rear. And there’s a very large, shared roof deck for all the units. #1031 gets two-car parking and there’s shared laundry. List price: $549,000.

One of the best things about San Francisco is its walkability factor. Today we take a look at three very centrally located condos that have high Walk Scores:

374 Sanchez, Eureka Valley
$795,000
100 Walk Score

You can’t get a higher Walk Score than 100! 374 Sanchez is a 2BR/2BA unit with about 1,560 square feet and leased parking ($225/mo). HOAs are $220/mo. This stretch of Sanchez is extremely appealing due to its tree-lined street, and it’s in close proximity to Market Street transportation, Duboce Park, the Castro and Mission Dolores.

2168 Fell, NoPa
$1.1M
91 Walk Score

2168 Fell is a more contemporary condo, built in 1999. It features 3BRs/3BAs, two-car parking and HOA dues of $250/mo. For those who think Fell is too busy, keep in mind that this particular location is on a one-block long, tree-lined section of Fell that’s off the main thoroughfare. You’re right near Golden Gate Park, as well as everything NoPa and the Haight have to offer. I really liked this unit when I saw it on tour yesterday; there’s definitely good space for the money, and the deeded yard is a real plus.

469 Capp, Mission
$699,000
97 Walk Score

469 Capp is a 1940s-era, 2BR/1BA top-floor condo with about 1327 square feet. There’s two-car parking and a large deeded deck. You are truly in the heart of the Mission here, so expect a fair amount of street activity—and a superior microclimate. Very functional floor plan and guess what? They already have an offer. So you may need to move quickly at this point.

If you’re looking for a condo or TIC in what we Realtors call District 6 (Hayes Valley, NOPA, Western Addition, Alamo Square)—and weren’t able to hit Sunday’s open house circuit—here’s your chance to check out some hot properties after work.

We’ve organized a twilight tour scheduled for this Wednesday, April 20th from 6:00-7:30 that will showcase some of the best units on the market in the area. Here’s the lineup:

1835 Golden Gate/Broderick   1BR/1BA    $625,000    Nopalito treats!
105 Scott/Waller    1BR/1BA    $565,000
228 Scott/Page   2BR/2BA    $779,000    Wine & cheese!
221 Octavia/Oak   2BR/2BA    $789,900    Fruit & chocolates!
988 Fulton # 335/Steiner    2BR/2BA    $599,000   Cookies!
720 Fell #6/Webster    2BR/2BA    $599,000
1910 Divisadero #6/California (TIC) 2BR/1BA $585,000
1390 McAllister/Pierce (TIC)   3BR/2BA   $598,000

Please let your friends, co-workers and neighbors know about our tour. We’d love to see you there!

The 134-unit Village at Petrini Place complex at 2001 McAllister and Central experienced a burst of inventory last week, when four condos went on the market almost simultaneously. Those units joined the three that were already on the market. So if you’re a qualified buyer, the sellers at Petrini Place would love you to stop by.

The complex was constructed in 2002, with a grocery store located just around the block and close proximity to Golden Gate Park, restaurants and the Divisadero corridor. The Walk Score for the property is 89 (Very Walkable) and the transit score is 83 (Excellent). Petrini Place suffered a bit over the past couple of years with HOA litigation, but that was settled last year. Throughout most of 2010, most of the six sales had to be completed with cash, as lenders won’t approve of properties with litigation involved.

Seven condos have sold in the building since January 2010, one of which was a short sale and one that was a foreclosure. The building has been submitted for FHA approval, so if all goes well, Petrini Place will be able to expand its reach to FHA buyers.

Here’s the complete lineup of available inventory:
#135 1BR/1BA $490,000
South-facing corner unit, one-car parking

#238 1BR/1BA  681 sq ft   $515,000
Top floor, one-car parking

#237 1BR/1BA 681 sq ft $515,000
Top floor, nice upgrades, tenant occupied, one-car parking

#D150  2BR/2BA   $649,000
South-facing unit, private patio, two-car parking

#126 2BR/2BA 1018 sq ft $649,000
Inner courtyard location, two-car parking

#312 2BR/2BA 1040 sq ft $715,000
Top floor, south facing, two-car parking

#C142 2BR/2.5BA 1373 sq ft $749,000
One of four townhomes in building; corner unit with good light; two-car parking

There’s currently only one other unit in contract, a two-bedroom property that was on the market for 347 days and was last listed at $549,000 (it’s a short sale). A quick check on foreclosure activity in the building yielded no results, which is a good sign. HOA dues for the above units range from $534-$562, and cover water, trash, building/grounds maintenance, insurance and property management.

My 2BR/2BA condo at 228 Scott Street just had a major price reduction, and I’ve been fielding phone calls and emails ever since. We came on the market at $825,000, but have just adjusted the price to $779,000. The unit is in a phenomenal location that borders Hayes Valley, Duboce Triangle, NoPa and the Lower Haight. It’s an excellent fit for a downtown or Peninsula shuttle commuter, as both forms of transportation have stations a couple blocks away.

My favorite feature is the remodeled open kitchen/dining area at the rear of the unit, which open on to a deeded deck that overlooks a lovely garden with a large pine tree. Two other bonuses are a second bath and in-unit washer/dryer; both can be elusive in this price range. There’s garage parking that’s shared with the upstairs unit, but if you’re the type to ride your bike or take public transportation on a daily basis, this is actually not a big inconvenience. Each of the three units in the building has a large, deeded storage unit that can easily fit recreational equipment and other large items. The building is well-maintained and has nice neighbors, to boot.

We’ll be open this Sunday 4/5 from 2:00-4:00, so stop by and say hello!

My new listing at 228 Scott Street hit the market this week. The 2BR/2BA condo is located on the border of the Lower Haight, Duboce, NoPa and Hayes Valley. So it’s perfect for buyers who want to enjoy the cafes, restaurants, shops, and public transportation available in any of these neighborhoods. The property has an 88 Walk Score, and a 98 Transit Score.

The two things I like the most about Scott are the fact that it has two bathrooms (that’s right, you won’t have to share your bathroom with guests) and the open chef’s kitchen/dining area. And by the way, that beautiful armoire opposite the dining room table is included in the sale:

Both spaces lead through that French door above to the deeded rear deck that overlooks a lovely shared garden. The unit also has great Victorian period detail throughout, such as very high ceilings, large windows, a built-in decorative fireplace in the bedroom. There are hardwood floors throughout, in-unit laundry room with stacked washer/dryer, and lots of closet space. Plus, one-car tandem parking and additional deeded storage in the garage. List price is $825,000.

We’ll be open for the first time on Saturday 3/5 from 2:00-4:00 and Sunday 3/6 from 1:00-4:00. Stop in if you’re in the neighborhood! Visit our Web site at 228Scottstreet.com for more photos and details.