One of the more popular requests from my new buyer clients is that they need to live in a neighborhood with easy and relatively quick rail or bus access to downtown San Francisco. So I thought I’d pull together a list for all those prospective home buyers and downtown commuters out there who may be considering a home purchase in 2012. I’ve also linked each neighborhood to its corresponding profile on my Zephyr company site, so you can see stats and available homes. And if you want Muni maps, click here.

1. Noe Valley. Yes, everyone loves Noe for its retail area, wide streets, and overall appeal. But it’s also excellent if you need to get downtown regularly. The ideal commuting section of Noe is anywhere east of Sanchez. From there, you can walk to the J Church, and also to the 24th Street BART station.

2. The Mission and Mission Dolores. Just next door to Noe is the popular Mission district, with its hot Valencia restaurant/shop/cafe strip. The Mission is directly served by the BART line, which runs downtown and into the East Bay. Ideal areas of the Mission would be within blocks of either the 16th or 24th and Mission stations. And on the Mission Dolores front, you have your 18th Street BiRite/Defina/Tartine empire, which are great places to stop off on your way home from the 16th and Mission BART station, or the J Church.

3. Glen Park. In the heart of Glen Park’s downtown area is the BART hub. This is pretty accessible from most parts of Glen Park, as well as the more northern section of Mission Terrace and the eastern portion of neighboring Sunnyside.

4. Lower Pacific Heights. No rail lines service this area, but buses run frequently to and from downtown on practically every east-west street, including California, Pine, Bush, Sutter, and Post. There’s also an excellent stretch along Fillmore that offers a variety of restaurants, shops and cafes.

5. Cole Valley.  A bit more low key than its Haight Ashbury neighbor, Cole Valley is served by the N Judah. The station is located on Cole, adjacent to about three blocks’ worth of restaurants, shops and cafes. The train can get pretty crowded at peak times, but it’s definitely a direct line to downtown.

6. Duboce Triangle. The N Judah also runs through Duboce, but the residents of this very small section of San Francisco can also walk over to Church and Market for the J Church.

7. Eureka Valley/Castro. The Market and Castro Muni station is ideal for Castro dwellers, who have a variety of train lines running to downtown.

8. West Portal. Sleepier than some of the aforementioned nabes, West Portal is a very cool area with a mom-and-pop retail strip that’s pretty much the opposite of Union Street. The area is served by the L Muni line. It may take a little longer to get downtown from this western San Francisco location, but West Portal is the most convenient area west of Twin Peaks for commuting.

9. Hayes Valley. Also the keeper of a hot retail area, Hayes Valley hosts a variety of bus lines that run to Market Street, or you can walk over to the Muni stations at Market and Van Ness or Civic Center to get downtown. You can also walk downtown on a good day.

10. Dogpatch. Otherwise known as the Central Waterfront, Dogpatch became the beneficiary of a bonafide Muni line back in 2007. The T spirits residents from the easter edges of the city right through Mission Bay and past the Giants’ ballpark. And Dogpatch’s growing number of hip, high-quality restaurants are making it a destination for foodies citywide.

I stopped in at 342 Hayes between Gough and Franklin yesterday on broker tour, to refresh my memory on the two 2BR/2.5BA condos that are both available in the building. 342 Hayes is a 14-unit property that was constructed in 1996 and finds itself in 2011 to be situated in the epicenter of the neighborhood. Many shops and restaurants have popped up over the years, making this property one of the more popular ones.

Which means I’m surprised that the two units currently for sale have been on the market for more than a month. The first, #C,  faces Hayes Street and gets nice southern exposure. It’s about 1013 square feet across two levels, and has two master suites upstairs. Here’s one of them now:

This master suite faces Hayes, so it gets great light. But it will be a little noisy due to the street activity. However, you do have a washer/dryer in the unit, easy access to a large common patio, and deeded one-car parking. The building has an elevator, too. The monthly HOAs are $443, and include insurance, water, garbage and common area maintenance. List price is $750,000. Keep in mind that this unit was last sold in 2008 for $826,000.

Unit #E is at the other end of the building, facing Ivy Street on the north. This unit has the same floor plan, but doesn’t get as much natural light. (But it will be quieter.) #E has a fireplace, which #C doesn’t. Here’s a shot of the living area:

This unit came on the market for $768,000 and just had a price reduction to $728,000. The previous sale here was for $810,000 in 2008, so again, there is a bit of a discount in the current market. HOA dues are $449/month.

Give me a shout if you’d like to see these properties. They’re great for buyers who work downtown and want a straightforward commute—and who would also like a roommate to offset the mortgage. Parents looking to invest in a property for their kids (and who want to use that other master suite when they’re in town) are prime candidates for 342 Hayes.

The Walk Score is 94, taking into consideration the many shops, restaurants and public transportation modes at your doorstep. Hayes Valley continues to be the cultural center of the city, featuring the Symphony, Opera, Ballet and Asian Art Museum only a few blocks away.

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.

The options in the $450,000 price range have increased lately, mainly due to the softened condo market. Here’s a trio of condos in reasonable locations that may be a good fit for your lifestyle—and wallet:

55 Page #516   Hayes Valley

This stylish studio at 55 Page #516 in The Hayes will work for someone who can live in a small but well-appointed space. (It’s only 474 square feet). The Hayes was built in 2008 and has amenities such as a fitness room, roof deck, and attended lobby. The location is right off Market, which makes it a great commuting spot. The unit has high ceilings, Twin Peaks views, and a kitchen with Studio Becker cabinets. And don’t forget the washer/dryer in the actual unit, as well as one-car parking. HOA dues are $265/mo, with an additional $100/mo for parking.

1556 Green #F   Pacific Heights

Recently reduced to its $449,000 asking price, 1556 Green #F is a 1BR/1BA condo in a great location. The unit is on the first floor, so it doesn’t get a ton of natural light. But it does have a nicely remodeled kitchen and one-car parking. HOA dues are $208/month, and there are seven units in the building. There’s a common area laundry, as well as a barbeque area and garden.

1097 Howard #103   South of Market

1097 Howard #103 is a first-floor unit in the Historic Light House Lofts. (And by first floor, I mean on sidewalk level, so you have to be okay with that.) With 1017 square feet, it’s larger than most lofts in this price range and includes 1BR/1BA, a large walk-in closet, washer/dryer hookups and a large deeded storage space. There’s a fabulous roof deck with a barbeque grill, too. HOA dues are $364.77/month. This unit was on the market last year for around $500,000, so the price has come down since then.

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!

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.

For urban dwellers who want to be right in the middle of everything, Hayes Valley has an awful lot to offer. It’s one of the go-to neighborhoods I recommend when meeting with new buyer clients who tell me they need to be in close proximity to public transportation, restaurants, services, and parks.

Hayes Valley is bordered by a laundry list of similarly desirable neighborhoods: Alamo Square; Western Addition; the theatre and cultural district, South of Market; Mission Dolores; Duboce Triangle; Buena Vista/Ashbury Heights; the Haight and NoPa. Here’s a quick look at the ‘hood, courtesy of Google Maps:

Hayes Valley is host to a mix of young professional homeowners, renters and long-time property owners. Though it’s not typically a destination for young families, I’ve had many clients purchase condos in the area and have children there within a couple years. They end up staying a while and not fleeing to the East Bay because of the quintessential San Francisco architecture and characteristics of the neighborhood. Single-family houses tend to be very large in Hayes Valley, and there are plenty of condos and multi-unit buildings, as well.

Hayes Street between Laguna and Franklin is the epicenter of Hayes Valley. It features some of my favorite restaurants such as Absinthe, Italian standby Caffe Delle Stelle, Suppenkuche, and Bar Jules. (I could go on, but this isn’t a restaurant guide.) In short, there’s a reason I believe Hayes Valley is among the top five food neighborhoods in the city. 

Alongside those restaurants are clothing boutiques and specialty stores. For public transportation, you can walk over to Civic Center to catch Muni. If you’re closer to the Haight, the N and J are nearby off Duboce Park. The neighborhood is a magnet for cycling, as many of the prominent bike routes run through it. And let’s not forget that you’re right near the opera, symphony and ballet if you’d like to get your cultural fix.

The housing market has been fairly busy in Hayes Valley. For the most part in 2010, condos were limited to resales. However, the LindenHayes new development at Hayes and Franklin sold all of its 32 units last year. That was about the only new construction in the area. The rest were resales in a blend of contemporary or Edwardian/Victorian properties.

A total of nine condos have sold in Hayes Valley since September 2010, at an average of $702,500. The most expensive was a 3BR/2BA unit with 2075 square feet and two-car parking on Waller, which sold for $1,260,000. There are currently five condos on the market, with the newest being 252 Waller. That’s a top-floor 3BR/2BA Victorian unit with 1761 square feet and one-car parking listed at $895,000.

Only 11 single-family homes sold in 2010 in Hayes Valley. The average sales price was $1,557,318, with the most expensive being 50 Carmelita. This renovated property sold for $2.5M in early 2010, and did so within a month. Houses in Hayes Valley tend to be large and filled with period detail—two attributes that command top dollar.

I’m anticipating that the neighborhood will show strong sales in 2011, as more buyers get off the sidelines and take advantage of the inventory that will be for sale. Given all of Hayes Valley’s selling points, buyers will also find the area appealing from a resale value standpoint.

I classify a “good deal” in San Francisco as a property that’s priced below the average sale price in its category. And in Hayes Valley, the average 2BR condo since June has been $695,375. Which brings me to the 2BR/1BA, 828-square foot condo at 423 Waller #4. It’s currently listed at $439,000.

This is a very convenient location, close to Market Street transportation, as well as Fillmore Street and all the lower Haight haunts. There’s also a private deck off the living room, for those who crave some semblance of outdoor space. HOA dues are $390/mo for this nine-unit building.

The kicker: This will be a short sale, subject to lender approval. The unit last sold for $490,000 in 2005, and was initially listed in early October 2010 for $549,000 (subsequently being reduced to $499,000 before it was withdrawn from the market).

I’m proud to say that I’ve brought another happy homeowner to the Linden Hayes condo project at 233 Franklin. My client purchased a 1BR/1BA, listed at $609,000.

#504 boasts a top-floor position in the building, and the unit has all the high-end finishes for which Linden Hayes is now known. There is only one condo left in this 32-unit development, and that’s a 2BR listed at $799,000. All units come with parking.