Category Archives: Home Buyer Tips

Coming Soon and Off-Market Opportunities: August 19, 2015

Here are my picks for upcoming and off-market listings this week:

12 Winfield / Bernal Heights
2BR/1BA top-floor condo, 1 pkg
$899,000

355 Buena Vista Ave East #506W / Buena Vista-Ashbury Heights
1BR/1BA, 855 sq ft, 1 pkg
$788,000

555 Filbert St / Telegraph Hill
3BR/2BA renovated, top-floor TIC, 1 pkg
$1,695,000Continue Reading

Five Things That Can Shrink a Condo’s Buyer Pool

Certain things about a building or homeowners association (HOA) can seriously shrink a condo’s buyer pool. In the end, getting multiple offers on a property is directly linked to how many buyers are interested. I’ve rounded up five of the most common things that present challenges in a sale. If you’re planning to sell your condo this year, make sure you’re prepared to handle buyer objections when it comes to these factors:

1. Very high HOA dues. There’s a reason this is listed at number one. Many buyers balk at paying upwards of $500 a month in HOA dues. Of course, some are willing to pay a bit more if, say, the fitness facilities would replace their current gym membership. The reality is that if you’re living in a large building, the operating costs are simply higher, from paying for that 24-hour concierge to maintaining elevators, common areas, pools and roof decks. I’m seeing more buyers filtering their searches with maximum HOA dues amounts. From a seller’s standpoint, there’s not a lot that can be done about high HOA dues. However, it’s sometimes worth offering to pay a year’s worth of HOA dues, for example, as part of the deal.Continue Reading

Coming Soon and Off-Market Opportunities: August 12, 2015

Here are my picks for upcoming and off-market listings this week:

147 Day #4 / Noe Valley
1BR/1BA top-floor condo, 1 pkg
$749,000

1670 Kirkwood / Bayview
Two 3BR/2BA flats, built 2001, 2 pkg
$899,000

1562 Portola / West Portal
3BR+/2.5BA, 2777 sq ft Craftsman house
$1,695,000

471 Munich / Excelsior
3BR/1.5BA barrel front house + inlaw unit, 1 pkg
Price TBDContinue Reading

What You Can Buy in the Center of It All

San Francisco home buyers typically want to purchase a property that’s near restaurants, cafes, bars, services and transportation. For those buyers who really want to be in the middle of everything, I’ve selected six currently available properties that I think would do the trick—in a variety of distinct neighborhoods.

You can expect to pay roughly $1,000-$1,300/square foot for homes with all the amenities in popular locations like these.

Here are some properties worth considering:

207 King #706 / Mission Bay
3BR/2.5BA, 1872 sq feet, 1 pkg
$2,195,000
207king_706
If you literally would like AT&T Park and the Giants in your backyard, 207 King #706 at The Glassworks will grant you that privilege. This sexy and spacious, loft-like penthouse spans two levels. It has three large bedrooms, an office space, and plenty of closets. Gaze through your wall of windows and take in the city and water view. Central air and in-unit laundry are also on hand, along with generous storage. Glassworks was constructed in 2007 and is in the midst of Mission Bay’s restaurants, nightlife, cafes and the Caltrain station.Continue Reading

Coming Soon and Off-Market Opportunities: August 7, 2015

Here are my picks for upcoming and off-market listings this week:

43-45 Fair / Bernal Heights
Two units, cosmetic fixer
$1,700,000

607 Shotwell / Mission
1BR/1BA TIC with no parking, four-unit building
$499,000

2905 Bush / Lower Pac Heights
3BR/3BA Victorian house with legal garden apartment–technically two units
$2,849,000Continue Reading

Precita Park Tops Bernal’s Microhoods in 2015

Precita Park Tops Bernal’s Microhoods in 2015

I unveiled my Bernal Heights microhoods more than a year ago, and the post inspired local blog favorite Bernalwood to create its own more humorous, cartoonish microhood map—not to mention inspired a few real estate agent marketing pieces that you may have seen around town lately.

But if you know Bernal and are a serious buyer or future seller, you’ll know that the microhoods I carved out last year will give you the most accurate sense of neighborhood values.

All the microhoods have made substantial jumps in their sales price averages since my initial post in March 2014. But the biggest boost belongs to Precita Park, which has basically exploded over the past year. The Precita Park microhood now carries an average sale price of $2,203,857.

It’s a good time for an update on how home prices are doing in each microhood. (Note: All 2015 numbers are based on the time period April-July 2015; the 2014 averages referenced in my initial post are based on sales that took place from September 2013-March 2014.)

North West Slope
Average Price: 2014: $1,195,589 / 2015: $1,498,146
Price Increase: 25%
northwestslope
The North West Slope has been going strong these days. Of the 15 homes sold, five sold for more than $1.5M. There were two cash sales, including the one at 52 Mirabel, which was the most expensive home sold in the past few months at $2,625,000. Continue Reading

SF Condo Market Sees Summer Softening

SF Condo Market Sees Summer Softening

The San Francisco condo market tends to hop into a hammock for a siesta around July and August. For buyers who aren’t on vacation and serious about snagging a new home or investment property before the big Fall push, summer can present a wonderful opportunity to avoid bidding wars and get a pretty good deal.

There are 200 condos on the market as of this writing, and almost half are looking at a days on market (DOM) count of 21 days or more. 38 of these condos are listed for under $1M, and 29 for $1.5M+. For once, the luxury market isn’t leading the market-sitter pack.Continue Reading

The Basics Behind SF Property Taxes

You’re considering purchasing a property in San Francisco, and want to figure out what your total annual costs will be. A significant portion of those expenses will be property taxes.

The property tax rate for the 2014-2015 tax year is 1.1880% of the purchase price. Property taxes are due in two installments: The first is due November 1st, and is delinquent after December 10th. The second installment is due on February 1st, and becomes delinquent after April 10th.Continue Reading

Coming Soon and Off-Market Opportunities: July 28, 2015

Here are my picks for upcoming and off-market listings this week:

18 Lansing #303 / SoMa
1BR/1.5BA loft, 1 pkg
$875,000

72 Amber Drive / Diamond Heights
4BR/2.5BA Eichler home, needs work
$1,199,000

475 Texas #B / Potrero
4BR/2BA condo, 2 pkg, top-floor condo with decks

4521 25th Street #1 / Noe Valley
3BR/2.5BA condo, 2 pkg, 1860 sq feet with deeded flat yard
$1,695,000Continue Reading

Coming Soon and Off-Market Opportunities: July 22, 2015

The market is a little slow this week, but there’s inventory on the way. Here are my picks for upcoming and off-market listings this week:

Condo at 25th and Douglass / Noe Valley
3BR/2.5BA, 1859 sq feet, 2 pkg
Excellent floor plan for entertaining, chef’s kitchen
$1,700,000

300 Berry #721 / Mission Bay
1BR + den, 732 sq feet, 1 pkg
Unobstructed city views at The Arterra
$900,000Continue Reading

The Seller Has Accepted Your Offer—Now What?!

Most San Francisco buyers are focused on competing for properties. What’s equally important is that you have a firm understanding of what happens once you’re in contract to purchase your home.

The first week to ten days after “ratification” (seller accepting your offer) are essentially a juggling act. Here are the five things you should be prepared to do:Continue Reading

Coming Soon and Off-Market Opportunities: July 14, 2015

We’re back in the swing of things after the July 4th holiday, and the off-market and coming soon listings are popping up all over the place. Here are my picks this week:

88 King #112 / South Beach
2BR/2BA, 1455 sq ft, 1 pkg in The Towers at One Embarcadero
$1,298,000

88 King #115 / South Beach
2BR + den/2.5BA in The Towers
$1,495,000

1510 York / Bernal Heights
1BR/1BA Victorian house with bonus room near Precita Park
$975,000Continue Reading

Coming Soon and Off-Market Opportunities: Week of July 6th

The San Francisco real estate market is back in play again after a holiday break. Here are my picks this week for homes that are hitting the market soon, or possibly not at all if they snag a buyer who offers a great price and terms:

Mid-Century Golden Gate Heights House
3BR/2BA, pano views, remodeled, terraced yard
$1,500,000

Noe Valley Fixer on Elizabeth Street
Marina style, huge potential
Price TBDContinue Reading

Condo Overbids Calm Down in June

I received a lot of comments and emails on my post earlier this week about house sales in San Francisco that didn’t require overbidding in June. The big question: “What about condos?”

The good news for buyers is that even more condos are selling for less than or at their list prices. But do note that these sales aren’t happening in the most popular neighborhoods. If you’re open to areas that aren’t Noe Valley, the Mission, Pac Heights or NoPa, there are plenty of opportunities out there—particularly in high-rise buildings where there are many units.

Here’s the lineup of resales reported in June that were marketed through the MLS: Continue Reading

Coming Soon and Off-Market Opportunities: Week of June 29th

This is a weird week for San Francisco housing inventory, because many listing agents are counseling their seller clients to hold off on listing their properties until after the upcoming Fourth of July holiday weekend.

So the pickings are slim, but here they are:

Renovated Glen Park Single-Family Home
4BR/4.5BA + media room, 3100 sq feet, parking
$2,900,000

Noe Valley Single-Family Home
4BR/2BA, 2200 sq ft, parking, could use updating, Noe/Mission location
$1,800,000

Potrero Hill Condo
2BR/1.5 baths, parking, excellent neighborhood location
$995,000Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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