Category Archives: Neighborhoods

Just Sold: Edwardian SoMa Condo

We just closed on my client’s lovely one-bedroom condo at 63A Grace Street. Popular with first-time home buyers, Grace is well-appointed, top-floor condo in a four-unit Edwardian building. Prospective buyers loved the remodeled kitchen, spacious bedroom and view roof deck.

Listed for $579,000, 63A Grace closed for $600,000.

Much thanks to buyer’s agent Bijan Amini at Quest Realty, as well as Jackie Ronson at Lawyers Title for a smooth transaction!

My seller was very happy with the outcome. Here’s what he had to say about his experience working with me (click on the image to enlarge):

Congratulations, everyone!

Pritikin Mansion Reduces Price, Still Seeks Buyer

Pritikin Mansion Reduces Price, Still Seeks Buyer

The Pritikin Mansion—also known simply as 47 Chenery and owned by former ad man Bob Pritikin—splashed onto the market in early September for the ambitious price of $12.5M. The quirky estate is sort of like the Glen Park version of Hearst Castle, without all the history. The house is tucked away behind the houses that line Chenery, Randall, Dolores and 30th Street, and is situated on a 24,624 square foot lot.

The “Neo Classical-style” main house has an interior swimming pool with retractable roof, park-like grounds with wacky sculptures and, uh, uniquely designed rooms. Also included are a separate three-unit building, and parking for up to 15 cars. (The parking is actually zoned for four condo units, in case you want to do your part to create more housing in San Francisco.) Continue Reading

Just Sold: Dreamy Inner Sunset Condo

Just Sold: Dreamy Inner Sunset Condo

My two-bedroom condo in a great Inner Sunset location just sold for more than its $1,095,000 list price.

1433 14th Avenue was quite popular. Two lucky buyers nabbed the property and will enjoy its spacious layout with remodeled kitchen, formal dining room, landscaped garden and easy proximity to the N Judah Muni line to downtown.

Much thanks to buyer’s agent Anthony Chung at Sequoia Real Estate, Evan Wong at Chase and Kathie Ng at Chicago Title. Congrats to everyone, and I appreciate your hard work closing this sale.

And here’s what my client had to say about her experience working with me (click on image to enlarge):

Congratulations, everyone!

What You Can Buy: Condos With Walker’s Paradise Scores

Location counts for a lot in San Francisco, and most condo buyers want to live in neighborhoods that offer services, restaurants, shops and public transportation in walking distance. I thought I would highlight a few of my favorite properties currently on the market that have excellent Walk Scores. Here are my picks:

77 Jersey
Noe Valley

3BR/1BA, 1 tandem pkg
HOA dues: $473.33/mo
List price: $1,349,000
Walk Score: 96

77 Jersey is an ideal location for buyers who take BART, and want to be a block from the 24th Street corridor that runs through both Noe Valley and the Mission. The condo itself is a handsome, first-floor unit with a formal dining room, eat-in kitchen and a nicely remodeled bathroom in an Edwardian building. Continue Reading

Sellers, Stay Realistic on Price and Don’t Count on the Outlier Showing Up

We’ve been witnessing dramatic overbids and sky-high sale prices in San Francisco for years now. But when it comes to sellers setting their value expectations, I have some advice: Don’t count on the outlier buyer being in your offer mix.

This type of buyer goes way above the comparable sale range for a property type or neighborhood, often prompting your neighbors to meet in the street and exclaim, “I can’t believe someone paid that price for that house!”

Of course, it’s certainly possible that the outlier buyer will fall in love with your home and match or exceed the highest comparable sale. But it doesn’t always happen, because most buyers in a multiple-offer situation aren’t willing to go as high as the outlier. Continue Reading

The Best Deal in SoMa: 63A Grace

The Best Deal in SoMa: 63A Grace

My new listing at 63A Grace is perfect for first-time home buyers or someone looking for a pied-a-terre in San Francisco. Priced at $579,000, it’s one of only three one-bedroom condos citywide being offered right now for under $600,000 that isn’t a below-market rate property.

63A Grace is a top-floor unit that has a remodeled kitchen and bath, nice period detail throughout and a shared view roof deck that’s only two short flights of stairs up. Hardwood floors, in-unit laundry and a short distance to the Market Street Muni and BART lines.

We’ll be open this Sunday 10/1 from 2:00-4:00, and check out our property Web site for more photos and details!

The 5 Best Neighborhoods for NY Transplants

I moved to San Francisco from New York twenty years ago, and frequently work with many New Yorkers who have relocated here. New York is definitely a world of its own, and I must admit that I was a bit worried when I moved to San Francisco; in my mind, I’d have to drive everywhere, and things wouldn’t be as central. After all, San Francisco’s layout is different in that downtown feels like Manhattan, but everywhere else seems like outer borough neighborhoods strung together—at least, at first. It takes some time to realize that many San Francisco areas are little New Yorks unto themselves. Continue Reading

Just Listed: 1BR SoMa Edwardian Condo

Just Listed: 1BR SoMa Edwardian Condo

Take a break from looking at cookie-cutter South of Market condos and check out my very cool Edwardian one bedroom that just hit the market today.

This condo is a great mix of old and new, with a remodeled kitchen and bath alongside lovely period detailing like wainscoting, large windows, and high ceilings. There’s also in-unit laundry and a city view roof deck that’s one flight up:

63A Grace is a tucked-away street between Mission/Howard and 9th and 10th. That means you’re near excellent Market Street transit lines, the SoMa tech hub, restaurants, bars and plenty of parking garages. You can also easily get to nearby Hayes Valley, which boasts its own array of eating and cultural options.

63A Grace is listed for $579,000. We’ll be open this Saturday 9/23 from 2:00-4:00 (no Sunday open due to Folsom Street Fair). Stop in to see me! For more photos, visit our property Web site here.

East Slope Sale Breaks Bernal Heights Sales Record, Commands the Microhoods in 2017

East Slope Sale Breaks Bernal Heights Sales Record, Commands the Microhoods in 2017

The East Slope of Bernal Heights was home to a record-breaking sale this year, and also boasts the highest median price to date in 2017. It was business as usual for our other six microhoods, which all median prices well above the million dollar price point.

As my regular readers know, I created the Bernal Heights microhoods in 2014 to help prospective buyers and sellers get a more refined sense for the values behind the single-family homes in the neighborhood’s distinct geographical areas. I like to check out the values at least once annually. So here’s how our microhoods are stacking up so far in 2017:

Northwest Slope
Single-Family Home Median Price: $1,500,000
Most Expensive: 106 Coleridge (5BR/4BA, 3105 sq ft | $3,100,000)
Least Expensive: 125 Lundys (3BR/1BA, 1186 sq ft | $1,100,000)
# Overbids Above 25%: 4
Buyers weren’t shy about ponying up more than $300,00 over asking for three homes in the Northwest Slope. One of those was the Victorian at 56 Mirabel (2BR/1BA, 1100 square feet) listed for $1,295,000, which received ten offers and sold for $1,630,000. It was also a good year for the renovated Victorian at 106 Coleridge, which finally sold for $3,100,000 after first coming on the market in 2016. Continue Reading

1433 14th Avenue: Good Value for the Inner Sunset

1433 14th Avenue: Good Value for the Inner Sunset

My Inner Sunset condo listing at 1433 14th Avenue has been a big hit with buyers and agents, who have been impressed with the great floor plan and excellent location.

Check out our property Web site here, and stop in this weekend on Saturday and Sunday from 2:00-4:00 to see this impressive property—and me!—in person.

This condo represents good value for the neighborhood, which currently has an average single-family home price of $1,847,314.

If that’s out of your range, consider $1,095,000 for 1433 14th Avenue. You’ll get a gracious, updated home with parking, storage, laundry and a nicely landscaped yard. These kinds of properties don’t come up often; only five condos have sold in the Inner Sunset this year for an average of $1,250,000.

Just Listed: Inner Sunset 2BR Condo

Just Listed: Inner Sunset 2BR Condo

If you’re looking for a spacious two-bedroom condo in a prime Inner Sunset location, please stop in this weekend at 1433 14th Avenue, between Kirkham and Judah.

This is a lovely home with a wood-burning fireplace in the living room, formal dining room open to the chef’s kitchen and two large rear bedrooms that overlook the shared, landscaped garden. There are wood floors throughout, a nice entry foyer with a walk-in closet and a cute balcony off one of the bedrooms that’s a perfect place to have morning coffee and collect your thoughts.

The garage has side-by-side parking, shared storage and laundry.

1433 14th Avenue is located in a prime neighborhood spot, near the 9th & Irving retail area, Golden Gate Park, UCSF, the N Judah to downtown and tech shuttle stops.

Check out our property Web site here for photos and details.

List price is $1,095,000 and we’ll be open Saturday and Sunday from 2:00-4:00!

Just Sold: Vacant View Edwardian Duplex in Noe Valley

Just Sold: Vacant View Edwardian Duplex in Noe Valley

My client closed last week on the purchase of two vacant units at 4151-4153 23rd Street, and he is thrilled!

Situated on in a prime location on 23rd Street between Castro and Diamond, the building has a two-bedroom/one bath upper unit with beautiful southern views from the rear bedroom. The lower two-bedroom unit spans two levels and has its own private deck. There’s a huge yard with tons of potential, a one-car garage and an amazing neighborhood location near all the shops and restaurants that line nearby 24th Street.

4151-53 23rd Street sold for $2,100,000.

And I thought I would toss in the testimonial my client, Andy, wrote about his experience working with me (click on the review for a larger image):

Congratulations, Andy, and it will be great to have you in the neighborhood!

Summer’s Almost Gone

Summer is winding down, but San Francisco real estate is winding up. New inventory will be hitting the market soon as buyers, sellers and agents return from vacation.

I’ll be back on the blog beat after Labor Day weekend. And I’m preparing three fantastic listings in the Inner Sunset, SoMa and Pacific Heights about which I’m very excited!

Enjoy your holiday weekend.

Just Sold: Miraloma Park Fixer

Just Sold: Miraloma Park Fixer

The “contractor special” fixer market is a busy one in San Francisco. There are a dozen or more buyers looking for projects at any given time, many with all cash.

My listing at 33 Teresita had substantial deferred maintenance and mold issues, and we needed a cash buyer because the seller wasn’t in a position to remediate mold or satisfy other potential lender demands. We decided to get the word out among agents who frequently represent developers and contractors, and had one open house on a Wednesday at 3:00. I was in receipt of six cash offers by the next morning, met with my seller midday, and we had an accepted offer with a back-up in place.

We closed today for $1,150,000, only one week later. Special thanks to buyer agent extraordinaire Jeff Sie at Zephyr Real Estate, as well as Chris Matthews at Old Republic for settling our escrow. I’ll be looking forward to seeing the renovated 33 Teresita in the future.

Get in touch:

Eileen Bermingham

Zephyr Real Estate


BRE# 01352627

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