Category Archives: Home Buyer Tips

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

Off-Market and Coming Soon Opportunities: Week of June 22nd

What summer slowdown? Plenty of sellers are ready to move, and the spike in inventory reflects that. Getting in to a property before it hits the market is a great way to give yourself time to get your loan preapproval in order, review disclosures and write your offer without twenty other buyers breathing down your neck.

I’ll be updating this list as new opportunities come up this week. Here are my off-market and coming soon picks so far for the week of June 22nd:Continue Reading

Overbidding Activity Isn’t Calming Down

San Francisco home buyers are heading into the summer months still eager to generously—and in many cases, irrationally—throw money at sellers in order to land the home of their choice.

Single-family homes are frequently overbid the most by 20% or more, based on June sales so far. Here’s a look at the most egregious overbids for the month:Continue Reading

The Story Behind Unwarranted Spaces

An “unwarranted” space is one that hasn’t been done with city permits. If you’re doing a major renovation—say, adding a unit or bedroom and bath—you’ll typically apply for a permit from the city. Besides serving as a revenue stream for the city, a permit warrants that the appropriate city inspectors have reviewed and approved electrical wiring, plumbing, etc., and that everything is up to code. Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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