Category Archives: Home Buyer Tips

The Pros & Cons of Preemptive Offers

Your agent has shown you a great two-bedroom condo in Pacific Heights before the first official open house. You love the property and are ready to make an offer, but the sellers and listing agent have set an offer date. Should you seize the day and submit an offer?

Buyers make preemptive offers when they want to avoid competing with other buyers. And especially around the holidays, sellers may be open to accepting a quick offer if they are motivated to wrap up their sale by the end of the year.

Though preemptives have their benefits, there are definitely a few drawbacks. Before you rush out to write that offer, here are some points to consider: Continue Reading

SoMa Condos, High-End Houses Top Year-End Inventory

We’re approaching Thanksgiving, and that means we are officially in “year-end” territory. Buyers looking to get a deal are likely to find one in South of Market, or in the single-family home luxury market if they can spend $2,000,000+.

But there really are a variety of options out there right now. Here’s where to focus your energy if you’re aiming to purchase a condo or house before the end of 2016, along with price ranges and my picks:

Single-Family Homes
Central Richmond
What’s Available Two- to four-bedroom houses from $1,300,000-$2,500,000
My Pick 791 30th Avenue
791_30thave
791 30th Avenue was built in 1941 and is nicely updated. There are two bedrooms on the main level, and two more downstairs, with a total of 2,085 square feet. Landscaped yard and garage parking. Only one block from Golden Gate Park. List price: $1,495,000. Continue Reading

How Many Offers Will It Take To Buy Your Next Home?

The current market is still rolling along with multiple offers and overbidding on a majority of homes in San Francisco. And many buyers are asking: How many offers do I need to write before I get my offer accepted?

I’ve heard some agents talk about having to write 10+ offers before their clients had one accepted. But all I can offer is my own experience and track record, which I thought I would share. Continue Reading

Where To Find Senior Housing in San Francisco

I’m often contacted by seniors or their families inquiring about what available housing in San Francisco. The truth is that the city has somewhat limited options for seniors. But I decided to round up the options in one blog post that will hopefully be a useful resource.

Senior housing in the city generally falls into three categories: full-service facilities with built-in healthcare services, buildings that are zoned for senior occupants, and centrally located complexes with amenities that I personally think are appealing and useful to senior-age residents. Here’s my roundup, with sales data courtesy of the San Francisco Multiple Listing Service:

1. Full Service Communities
If you’re looking for a residence that will let you easily transition into assisted living, these full-service communities are the best option in San Francisco. You’re basically paying an occupancy or entry fee, with monthly fees that cover your living expenses. All three of these communities are located in the Lower Pacific Heights area, with easy access to public transportation and nearby retail areas in Japantown, Polk Street, and Hayes Valley.

The Carlisle [1450 Post | Lower Pacific Heights]
What It Offers: Continuing care retirement community providing independent and assisted living services for those 62 and over.
How It Works: You purchase your unit and pay a monthly fee (from $4,000) that covers meals, housekeeping, activities, wellness center, cinema, and the usual HOA-related utility expenses such as water, trash, electric, cable, maintenance, and insurance.
What It Costs: This year’s sales ranged from $245,000-$530,000 for the one bedrooms, and $675,000 (with $6,000 monthly fee) for a 1,040-square foot two bedroom/two bath with parking. Continue Reading

Bernal Microhood Winners and Losers of 2016

Bernal Microhood Winners and Losers of 2016

Three of Bernal Heights’ microhoods are seeing significant jumps in their median prices in 2016, with one former high flyer getting knocked off its pedestal.

Posting median price boosts of 15%, the East and Southeast Slopes lead the pack in 2016, along with South of Cortland. Precita Park took a 15% dive, with far fewer high-priced homes selling this year. That’s a big switch from 2015, when Precita Park was at the top of the hill.

As my regular readers know, I created the Bernal Heights microhoods two years ago to help prospective buyers and sellers get a more refined sense for the values behind the neighborhood’s distinct geographical areas. So here’s how our microhoods are stacking up in 2016:

Northwest Slope
Median Price 2016: $1,427,500 / 2015: $1,400,000 (+2%)
Most Expensive: 18 Montezuma (4BR/2.5BA, 2267 sq ft | $2,400,000)
Least Expensive: 57 Lundys (2BR/1BA, 700 sq ft | $855,000)
northwestslope
The Northwest Slope made a strong showing this year, bumping up its median price ever so slightly. The most expensive home sold at 18 Montezuma was a flip, and a good example of why contractors are snapping up homes in the neighborhood. Purchased as a fixer in 2014 for $1,200,000, 18 Montezuma was transformed into a showcase home listed for $2,198,000. Buyers had no qualms about paying nine percent over the list price to have that house. But not every home sold for a gangbuster price; the contemporary view home at 25 Elsie came on the market in September 2015 and finally closed escrow in April 2016 for $1,870,000. Continue Reading

Here’s Your Home Insurance Primer

When you’re buying a house in San Francisco, there’s a lot going on. One of the key escrow activities is nailing down your insurance policy and provider. So it’s important to know what you’ll be looking for in terms of coverage level and annual cost.

Here are the main items for comparison that should be standard in your home insurance coverage: Continue Reading

Contingencies Creep Back Into Contracts

It was more than three years ago that San Francisco real estate market activity prompted me to write about what buyers need to know when waiving contingencies in a purchase contract. We’d finally dug our way out of the financial meltdown, and buyer competition for properties was on the rise.

Besides paying high prices to “win” properties, buyers were waiving appraisal, loan and inspection contingencies to make their offers more attractive to sellers. That meant that buyers were prepared to risk their deposit (3% of the purchase price) if they couldn’t get their loan or couldn’t cover an appraised value shortfall. And they worked around having inspections during escrow, either by relying on seller reports, having pre-inspections or having none at all. Continue Reading

Esprit Park Aging Well, Don’t Overlook It

There’s no shortage of new condo developments in San Francisco these days. It seems like there’s a constant supply of new units hitting the market, with each release offering properties that are shinier and newer than the last.

I toured a few condos in older but still very solid buildings this week. The takeaway? Buyers considering new construction shouldn’t overlook condos in buildings constructed five or more years ago. One shining example is at Dogpatch’s Esprit Park, which is in good shape both physically and within its HOA. Continue Reading

RSVP for Home Buyer Boot Camp 2016

Get in shape to make your San Francisco home purchase by attending my upcoming Home Buyer Boot Camp!

Many past attendees have gone on to successfully purchase their homes with me, and I can guarantee you’ll increase your chances of doing the same after Boot Camp is done.

Loan guru John Zialcita of Wells Fargo and I will chat about:
– what’s really going on in the market
– strategies for “winning” your next home
– how to secure financing
– what to expect after your offer is accepted.

We’ll have refreshments and won’t make you do pushups!

SF Home Buyer Boot Camp
Saturday, October 8th
10:00AM – Noon
4040 24th Street @ Noe | Noe Valley

RSVP by October 5th to Eileen at 415.823.4656 / ebermingham@zephyrsf.com
Space is limited.

We look forward to hearing from you!

It’s On: Home Buyer Boot Camp 2016

Get in shape to make your San Francisco home purchase by attending my upcoming Home Buyer Boot Camp!

Many past attendees have gone on to successfully purchase their homes with me, and I can guarantee you’ll increase your chances of doing the same after Boot Camp is done.

Loan guru John Zialcita of Wells Fargo and I will chat about:
– what’s really going on in the market
– strategies for “winning” your next home
– how to secure financing
– what to expect after your offer is accepted.

We’ll have refreshments and won’t make you do pushups!

SF Home Buyer Boot Camp
Saturday, October 8th
10:00AM – Noon
4040 24th Street @ Noe | Noe Valley

RSVP by October 1st to Eileen at 415.823.4656 / ebermingham@zephyrsf.com
Space is limited.

We look forward to hearing from you!

Another 5-Star Yelp Review From Happy Buyers!

My lovely clients recently purchased a beautiful two-level, 2BR/2BA condo in a prime Hayes Valley location—with a private garage and laundry, to boot.

The property was on the market for a while and then had a price reduction, so we had to move quickly in order to take advantage of the new discount. The seller accepted our offer, and it was full speed ahead.

Here’s my clients’ recently posted Yelp review about their experience (click on image to read):
yelp_matt

I’m actively seeking buyer clients for the Fall, so please get in touch at ebermingham@zephyrsf.com / 415.823.4656 if you’re thinking of starting a home search. Now would be a good time to meet and strategize so you, too, can swoop in and buy your next home when you’re ready.

Prices, Volume Jump in Q2 2016

The San Francisco market saw a boost in average prices and volume in the second quarter, particularly when it came to single-family homes.

It was another busy Spring for single-family homes, as volume jumped up an astonishing 76% over the first quarter. The average price was $1,736,534, up 3.5% from the previous quarter. And buyers overbid an average of nine percent, proving that houses in the city are still in high demand. Continue Reading

New Listing: Little Hollywood Gem

New Listing: Little Hollywood Gem

My new listing at 230 Tocoloma is an adorable single-family home located in a neighborhood that’s one of San Francisco’s best-kept secrets—Little Hollywood.

Streets dotted with palm trees and charming, Southern California-style architecture are what you’ll find in Little Hollywood. Along with an excellent commuting location near the Bayshore Caltrain station, T Muni line to downtown and easy access to 101.

And in the midst of it all is 230 Tocoloma. This is a great find for buyers looking for a two-bedroom home with unique period details, a large garage, and wonderful outdoor space. You really need to stop in and see what I’m talking about. There are many interesting touches throughout, my favorite being the curved archways separating the rooms and intricate crown moldings.

We’ll be open on Saturday 6/11 and Sunday 6/12 from 2:00-4:00, so make your way down to Little Hollywood and see it live and in person! List price is $769,000.

Check out our property Web site here.

Coming Soon and Off-Market Opportunities: April 28, 2016

Inventory is here! Here’s a heads up on properties that will hit the market this weekend—or might be snapped up before they hit the MLS:

118 Melrose / Glen Park
3BR/2BA remodeled single-family home; huge deck, garden, 1 pkg
$1,195,000

504 Joost / Sunnyside
3BR/1BA house, 2 pkg
$949,000

18 Colonial Way #8 / Misison Terrace
3BR/2BA top-floor condo, views, good light
$829,000

125 30th Street / Glen Park
2BR/1BA Edwardian flat, 1 pkg
$899,000 Continue Reading

Coming Soon and Off-Market Opportunities: April 6, 2016

I’m seeing a lot more new listings coming on the market this week as we ease into Spring! Here’s a heads up on properties that will hit the market this weekend—or might be snapped up before they hit the MLS:

719 Avalon / Excelsior
3BR/2BA house with bonus room and bath down, 1 pkg
$849,000

5140 Diamond Heights Blvd #A303 / Diamond Heights
1BR/1BA top-floor condo facing rear gardens, 1 pkg
$599,000

147 Precita / Bernal Heights
5BR/3BA house with in law, 2 pkg
$1,700,000-$1,800,000 range

685 Peralta / Bernal Heights
3BR/2BA house with Bay views, 1 pkg
$999,000 Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

Back to Top

Back to Top

Show All
Marina
Mission

There is no custom code to display.