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Three 3BRs for $800,000

August 19, 2009 By Leave a Comment

There was a time when it was a challenge to find spacious, three-bedroom condos for $800,000. I saw three such properties on my broker tour yesterday:

buchanan
425 Buchanan
Hayes Valley
3BR/2BA
1,843 sq feet
$300 HOAs; $250 for leased pkg
This unit features five walk-in closets, two bedrooms with fireplaces, and a nicely remodeled kitchen. The unit was on the market initially back in April, asking $863,000. By June, the current agent took over and reduced the price to $849,000. The most recent price reduction is what’ll probably sell the unit. Plus: Large square footage, very separate bedrooms. Walking distance to heart of Hayes Valley retail area and Market Street. Minus: One block from housing projects; somewhat rambling floorplan that dead ends in odd places; leased parking.

haight
974 Haight
The Haight
3BR/2.5BA
1,778 sq feet
$429 HOAs
1-car pkg
You get two master suites in this condo, and two levels, which makes it feel house-like. The front of the property faces Haight Street, and the rear faces a courtyard. A good fit for a buyer who wants a roommate to offset costs. Plus: Large square footage, very separate bedrooms. Walking distance to Divisadero retail area & Buena Vista Park. Minus: Built in 1987, and not the most appealing exterior/interior in the architectural spectrum.

tiffany
156 Tiffany
Mission/Bernal Heights
4BR/2BA
1,975 sq feet
$185 HOAs
2-car pkg
This condo spans two levels and provides the most square footage of the three. Good closet space, remodeled kitchen. The lower unit, 154 Tiffany, is a 2BR unit pending at a $739,000 list price. Plus: Two-car parking; house-like floorplan; legal two bedrooms and bath upstairs; walking distance to public transportation & lots of restaurants, grocery store. Neighbors are tight. Minus: Some of the neighboring properties are not wildly attractive.

Filed Under: Haight/NoPa, Hayes Valley, Potrero/Dogpatch Tagged With: , , ,

Single-Family Smackdown: 440 Teresita vs. 847 Oak

July 21, 2009 By Leave a Comment

It’s time to pick your favorite between two very different houses in the $1.2M range.

In one corner, we have 440 Teresita, in Miraloma Park:440teresita

This 3BR/2BA, 2200-square foot property has a whole Miami Beach thing going on—though ironically, I think it’d be out of place in Miami Beach. There seems to be a disconnect between the interior style and the exterior (with the exception of pastel paint colors). You’re not far from the Mollie Stone’s/Portola corridor, but as you’d imagine for Miraloma, the Walk Score is only a 77. But the large lot is a huge plus. List price: $1.2M.

847 Oak sits squarely in the other corner:oak

This 3BR/1.5BA, 2200-square foot Victorian is the quintessential San Francisco property. The architect-owner has done a superb job updating the home. Yes, it’s located on Oak, a notoriously busy Hayes Valley street. But if must have an iconic single-family home, this could be for you. There’s also the 92 Walk Score to crow about. List price: $1,175,000.

So which is it, readers?

Filed Under: Hayes Valley, Miraloma Park Tagged With: , ,

Hayes Valley 3BR/1.5BA for under $1.2M

July 1, 2009 By 1 Comment

847oakThe classic Victorian over at 847 Oak features almost 3,000 square feet of living space and three levels. My favorite room is the French Country kitchen, which involves a handmade tile backsplash, built-in breakfast bar and honed granite countertops. The door from the kitchen leads out to a deck and peaceful garden patio. There are three good-sized bedrooms and a bathroom upstairs, with the master bedroom located at the rear of the property. And let’s not forget the two fireplaces, or the bonus room on the garage level.

Compared to other properties of this scale and appeal, the $1,175,000 list price seems very reasonable. The biggest drawback is the fact that Oak is a very busy street in terms of traffic. But once you’re inside the house, it’s pretty quiet. You’re a short walk from both Alamo Square and Duboce Park, and the house is getting a 92 Walk Score. Check it out if you’re a buyer looking for a lot of space with quintessential San Francisco architecture, in a hip location.

Filed Under: Hayes Valley Tagged With: , ,

Checking Out Q1 House Averages

April 7, 2009 By Leave a Comment

With volumes and prices down, the first quarter of the year opened with a whimper. Buyers were reluctant to make purchase decisions, and sellers held back from putting their homes on the market.

Most neighborhood averages were below $1M. That just supports my theory that the most popular price range continues to be $400,000-$900,000. Here’s a look at how single-family homes fared in a variety of neighborhoods:

Inner Richmond
# Sold: 2
Avge Price: $860,000

Inner Sunset
# Sold: 4
Avge Price: $793,200

Parkside
# Sold: 11
Avge Price: $719,000

Ingleside/I. Heights
# Sold: 14
Avge Price: $445,279

Miraloma Park
# Sold: 8
Avge Price: $831,375

Sunnyside
# Sold: 9
Avge Price: $684,333

Noe Valley
# Sold: 19
Avge Price: $1,291,605

Glen Park
# Sold: 8
Avge Price: $941,625

Corona Heights
# Sold: 2
Avge Price: $1,145,000

Pacific Heights
# Sold: 3
Avge Price: $3,524,500

The Mission
# Sold: 2
Avge Price: $592,625

Bernal Heights
# Sold: 11
Avge Price: $710,455

Potrero Hill
# Sold: 6
Avge Price: $952,333

The Excelsior
# Sold: 18
Avge Price: $529,411

Stop in tomorrow for a look at condo averages!

Filed Under: Bernal/Excelsior, Glen Park, Haight/NoPa, Hayes Valley, Ingleside/Lakeside, Market News, Miraloma Park, Mission, Noe/Eureka Valley, Potrero/Dogpatch, Richmond/Lake, Sunset/Parkside Tagged With: , , , , , , , , , , ,

Blink & You'll Miss It: 417 Linden

March 13, 2009 By Leave a Comment

Technically on the market for only about five days, 417 Linden in Hayes Valley received an offer after its first Sunday open house this past week.

This 3BR/2BA condo has about 1,328 square feet across two levels, and is located on Linden (cross streets: Octavia and Laguna, Hayes and Fell). At a list price of $849,000, the fury with which this unit went into contract was surprising. But there is a deeded roof deck included, it’s within a two-unit building, and the property is located smack dab in the middle of all the Hayes Valley action. Who says the San Francisco market’s calmed down?!

Filed Under: Hayes Valley Tagged With:

Hayes, Arterra Appeal to First-Time Buyers

December 10, 2008 By Leave a Comment

I’m in the process of assisting one of my first-time home buyer clients with a purchase at Arterra, the city’s first LEED-certified green complex in Mission Bay, developed by Intracorp. There are a handful of one-bedroom units with parking still available that are priced in the high $500,000s. We managed to get into contract at a much lower price, and my client also locked in a very low interest rate, to boot. Though she’s happy with this deal, she’s also happy with the amenities Arterra offers: 24-hour hour front desk with concierge services; state-of-the-art fitness center; community lounge; rooftop sundeck with a bbq and views; and a fully furnished guest suite for homeowners’ friends and family.

Over at Intracorp’s sister development, The Hayes, there are a couple one-bedrooms with parking still available in the same range. The Hayes is a nice neighborhood location—close to restaurants and public transportation. There is also a fitness room (though not as bright and sunny as that of the Arterra). The one bedrooms don’t have a particularly great outlook. However, if your price point is around $500,000, you’re either looking at a high-risk TIC interest purchase in a multi-unit building, or a solid one bedroom in The Hayes.

Filed Under: Good Deals, Hayes Valley, Home Buyer Tips, SoMa/South Beach Tagged With: , , , ,

The Artani Goes Rental

November 19, 2008 By Leave a Comment

I wrote recently about my visit to The Artani, a new high rise on Van Ness Avenue with high-end finishes. Well, after several weeks of poor sales results, The Artani’s developer has decided to rent the units until the market recovers a bit. For your Van Ness corridor residential needs, there’s still Symphony Towers, a mid-range high rise that’s recently slashed its prices. You can get a 1BR with parking in the high $400,000s. Not too bad. If you can put up with the busy location, but focus on the fact that Hayes Valley and San Francisco’s cultural center are short walks away, renting or buying on Van Ness may work—at the right price.

Filed Under: Hayes Valley, Nob Hill Tagged With: ,