Another Jaw Dropper in Bernal

315coleridge
The San Francisco market has been somewhat off the hook in 2014, with eye-popping sales happening in full force in seemingly every neighborhood in the city. But even I’m caught off guard by some buyers’ willingness to fork over disarming amounts of money on certain properties.

Case in point: The 3BR/2BA, 1358-square foot home on 315 Coleridge. Sold in January 2012 for $850,000, the house had two bedrooms and one bath on the main level, a remodeled kitchen and a bedroom/bath on the garage level. Outdoor space consisted of a small patio area just outside the main level, with stairs going up to a deck with views.

Fast forward to March 2014, when 315 Coleridge was listed for $1,150,000. The selling price? $1,501,000. I would have liked to been at the table when that winning offer was revealed.

What You Could’ve Bought: For Under the List Price

Buyers are paying an average of 12% over asking for houses and 10% for condos in the current San Francisco market. So I always catch a little thrill when I spot properties that sell for under the list price.

A handful of homes sold for under asking in April in popular neighborhoods. Let’s take a look at some sales that were possible without overbidding and waiving contingencies:

301 Main #20B
South Beach

List Price: $2.1M
Sale Price: $1,975,000
Days on Market (DOM): 50
Cash Sale: Yes
301Main_20B
Shed no tears for this seller, who managed to flip this unit for significantly more money. Purchased in October 2013 for $1.6M, this 2BR/2BA unit at The Infinity was listed again in February for $2.1M. That price apparently didn’t fly, but $1,975,000 did. If there’s ever a case that needs to be made for the strength of the 2014 market, #20B is a good sale to reference.

229 States
Corona Heights

List Price: $2,050,000
Sale Price: $1,925,000
DOM: 27
Cash Sale: No
229states
This ultra-modern, 2BR/2.5BA view townhouse on a great block in the neighborhood was designed by well-known architect Zack de Vito. The property was very well appointed, but a little on the small side (1545 sq feet) for buyers in the $2M range.

1806 20th Street
Potrero Hill

List Price: $1,650,000
Sale Price: $1,585,000
DOM: 38
Cash Sale: No
1806_20th
1806 20th is a two-level condo on a prime Potrero block, in the 86-unit development called Victoria Mews. Featuring three bedrooms and technically one bathroom—one bath was converted to a laundry room—the unit had stunning city views and a remodeled kitchen.

Latest SF Sales, Spotlight on SoMa

Who doesn’t love to look at sales reports hot off the presses? This edition of the Zephyr Market Tracker shows you what sold, and for how much above or below the list price.

We also look at what’s for sale in SoMa, and what Project Open Hand recently did for the community.

It’s all here in the Zephyr Market Tracker!

March Goes Out Like Lion for SF Overbidders Club

Did you hear the roar buyers paying more than 25% over the list price for San Francisco homes in March? Well, I did. The SF Overbidders Club closed out the month of March making me wonder whether or not we can really expect April overbidding to be lamblike.

Overbidding happened across all property types this month, with healthy overbid averages happening:
Houses: 10.5% Condos: 9% TICs: 4.5%

But I found a home in each category that trumped those averages. Please welcome our newest SF Overbidders Club members:

465 Hoffman
Noe Valley House

4BR/4.5BA, 2 pkg, 4500 sq ft
List Price: $3,795,000
Sale Price: $5,105,000
Overbid Amount: 34.5%
What else can you tell me? Big, SoMa-style house with epic views.
465hoffman

338 Spear #7J
South Beach Condo

1BR/1BA, 1 pkg, 1025 sq ft
List Price: $849,000
Sale Price: $1,130,000
Overbid Amount: 33%
What else can you tell me? The buyer for this one-bedroom in the Infinity Tower 2 made a pre-emptive offer that the seller accepted. Marketed as a “unique floor plan of a large 1 BR plus den with a private patio for less than $850 per square feet!”, the buyer one-upped that proposition by paying $1102/sq ft.
338spear_7

49 Dorland
Mission Dolores TIC

2BR/2BA, 1 pkg, 1032 sq ft
List Price: $699,000
Sale Price: $926,000
Overbid Amount: 32.5%
What else can you tell me? TIC with fractional loans in a three-unit building. Parking tandem. Building Ellis Acted in 2004 by previous owners.
49dorland_2

What You Can Buy: View Condos

San Francisco properties with views of the hills, city skyline, ocean or Bay command a premium. The whole “million dollar view” tag line really does ring true for some homes.

And when it comes to condos in centrally located neighborhoods, views are the icing on the cake. View condos certainly fall under the “luxury” category, and they’ll typically cost above the $1M average for a two-bedroom unit.

I surveyed the market and picked out my favorite three view condos to spotlight today:

657 Corbett #3
Twin Peaks

4BR/3BA, 2101 sq ft
1-car parking
HOA dues: $316.22/mo
List price: $1,495,000
657corbett657 Corbett #3 is the penthouse condo in this four-unit building, and it certainly pulls out all the stops. The two-level residence features walls of glass with stunning views of downtown, The Bay and beyond. And it’s a corner unit, so you also get great east and south views. Three bedrooms are all on the same level, with the fourth bedroom on the main level. Though you’re not in the heart of a retail area, the reason to live on Corbett is for its views. Because let’s face it, you don’t get views in the flatlands of the Castro. Quick comp: #1 on the first floor of 657 Corbett is a 4BR/3BA unit with 2007 sq feet that’s in contract with a list price of $1,395,000.

2139 Green #F
Pacific Heights

2BR/2BA, 1460 sq ft
1-car parking
HOA dues: $526.27/mo
List price: $1,795,000
239green_f
The best part about 2139 Green #F is its 500-sq foot deck with amazing views of the Golden Gate Bridge to Alcatraz and then some. The building was constructed in 1988, so the interior is modern in design. This is another two-level unit, and the master suite, second bedroom and two baths are downstairs. The master features French doors that lead to a colorful garden and patio. An elevator in this nine-unit building takes you right to your front door, too. Quick comp: The slightly larger 2BR/2.5BA unit at #E sold a year ago in a cash transaction for $1,750,000. That also had a large deck, striking views and a similar floor plan.

219 Brannan #18A
South Beach

3BR/2BA, 1611 sq ft
2-car parking
HOA dues: $1013/mo
List price: $2,500,000
219brannan_18a
Perched on the top floor of 219 Brannan, the penthouse at #18A has soaring ceilings, floor-to-ceiling glass windows and views spanning Twin Peaks to the downtown skyline and the Bay Bridge. There’s a bedroom terrace that lets you really connect to that big view, as well as a chef’s kitchen and rare two-car parking. HOA dues include attended lobby, fitness center, concierge, pool, and security service. Quick comp: The 2BR/2BA at #16D with northeast views of the skyline and Bay sold last month for $2.1M in a cash transaction. #18A itself was sold in 2007 for $2,150,000, and then again in 2010 for $1,650,000.

Spotlight on Mission Dolores Park, SF Conserves Water

The latest Zephyr MarketTracker gives you the scoop on Mission Dolores Park’s renovations, and also takes a look at a couple properties on the market in this very popular neighborhood.

We also congratulate San Franciscans for leading the way where water conservation is concerned!

You’ll also see recent sales and a market overview. It’s all here in the current edition of the Zephyr MarketTracker!

Onyx in Potrero Knows Its Target Buyers

onyx_livingroom
I guess it was only a matter of time before someone decided to build a condo development with the look and feel of an Apple store. Sharing its name with an OS X utility app and saturated in white, Onyx in Potrero Hill certainly knows its buyer demographic.

I visited Onyx this week on my broker tour, and I do like the finishes and the location within the neighborhood. Onyx will ultimately house 41 one-, two- and three-bedroom condos across three stories and two buildings. (The second building will rise at the corner of 17th and Carolina, and will be completed in Fall 2015.) The two-story lobby has white porcelain flooring and “signature, ONYX stone.” You may stop momentarily to look for the Genius Bar, but the best bet is to either head up the stairs or take the elevator to the second floor to check out the available units.

One of my favorites was #206, which faces 17th Street and has city skyline views from the living area and bedroom. That’s a 2BR/2.5BA unit with about 1237 square feet listed for $1,325,000. (Knock $40,000 off the price if you don’t want the parking.) HOA dues range from $383-$443/month.

Finishes include wide plank European oak floors with radiant heat, as well as built-in Liebherr refrigerators, Bosch dishwashers, Bertazzoni professional series gas cooktops, quartz countertops and high-gloss white cabinets by Barbosa:
onyx_kitchen

Bathrooms are large and have similar finishes:
onyx_bathroom2

onyx_bathroom

Other perks in Onyx include bike parking, storage lockers, a rooftop terrace with downtown and Bay views and elevator access to all levels. And oh, yeah–we can’t forget the CAT6 internal wiring, security system, and high speed internet access by Webpass.

Pricing for the first release of ten units ranges from $875,000-$1,325,000 with parking, and are averaging between $1,000-$1100/sq foot. Offers on these first ten units will be considered on March 25th.

As I mentioned earlier, the second building in the complex will be finished next year. That one will have outlooks onto Jackson Field and views toward Mission Bay. It will also knock out what outlooks exist to the north for a few of the units in the existing building, with an approximate distance of 20 feet between structures.

I like Onyx’s location, as It’s on a quieter street, but is only a block from Whole Foods, World Gym and is near many restaurants and services. You’re limited to bus lines around the immediate area, but Google shuttles stop nearby. Downtown commuters can hoof it a dozen or so blocks to the T line on Third Street in Dogpatch.

And if you’re seriously interested and would like your own agent representation, please give me a shout at 415.823.4656 / ebermingham@zephyrsf.com.

Microhoods Key to Bernal’s Home Values

bernalheights
Bernal Heights has many distinct areas within its neighborhood. From the hip enclave of Precita Park to the winding streets on the East Slope, the price of real estate literally varies depending upon which part of Bernal you’re in. So it’s important to lean heavily on sales in your particular part of the neighborhood when you’re accurately trying to determine property values in Bernal.

To help buyers and sellers with that task, I’ve deconstructed Bernal Heights into seven unofficial microhoods, complete with their respective price averages and low/high prices, as well as recent sales volume.

A few ground rules: My geographical boundaries are rough approximations, and there will be some overlap with streets that fall on microhood borders. Also, sales information is for single-family homes sold from September 2013-March 10, 2014.

North West Slope
Average Price: $1,195,589
Low: $699,000 High: $1,688,888
Number Sold: 10
northwestslope
The North West Slope has quaint tree-lined streets, hidden staircases and lots of charm. It’s near Mission Street’s bus lines and not far from the 24th & Mission BART station/30th & Church J Muni, as well as The Front Porch, Emmy’s Spaghetti Shack, Cole Hardware and Safeway. Five homes on the North West Slope sold above $1.3M over the past seven months, including a 2BR/2BA at the top of Bocana listed for $1,095,000 that sold for $1,610,000.

North of Cortland
Avge Price: $1,260,818
Low: $910,000 High: $1.6M
Number Sold: 11
northofcortland
This area just north of popular Cortland Avenue is generally its most expensive. Because who doesn’t want to be in walking distance of restaurants, cafes, shops, a grocery store, and library? North of Cortland’s narrow streets are dotted with architecturally appealing homes and have a village-like feel. There’s also easy access to Bernal Hill’s trails. Notable sales include the renovated Victorian at 228 Ellsworth for $1.6M, and the contemporary home at 77 Anderson, which had a down-to-the-studs renovation and sold for $1,499,000 in an all-cash transaction.

Precita Park
Avge Price: $1,206,125
Low: $934,000 High: $1,605,000
Number Sold: 8
precitapark
The Precita Park microhood has really blossomed over the past several years, and the high real estate prices here reflect that. From Precita Park Cafe and Hillside Supper Club to Harvest Hills Market and Precita Bark dog wash/shop, there’s a nice selection of retail businesses for locals to enjoy. And the park itself is a great place to relax and unwind, particularly for kids and dog owners. Prices for houses ranged from $934,000 for a modern cottage on Shotwell to $1,605,000 for a 4BR home just up the hill on Folsom.

East Slope
Avge Price: $1,097,467
Low: $700,000 High: $1,575,000
Number Sold: 15
eastslope
There was a time when Bernal’s more remote East Slope was home to dirt trails and vacant lots. As the area developed alongside Highway 101, streets were paved and staircases built to help people get around on the hilly, sometimes twisty streets. (In fact, a couple streets are only accessible by stairs.) Prices for homes on the East Slope aren’t stratospheric; the roughly $1.1M average was influenced by three sales for $1.4M+, including the 4BR contemporary view home at 365 Franconia that sold for $1,575,000. East Slope dwellers appreciate their low-key microhood, and even have their own architectural design review board to maintain the character of the area.

South East Slope
Avge Price: $937,500
Low: $750,000 High: $1,375,000
Number Sold: 6
southeastslope
The South East Slope is bordered by 101/Bayshore Boulevard and Alemany/280, and isn’t wildly convenient to the retail portion of Cortland. But the houses offer good space in a neighborhood where it’s a challenge to land a single-family house for less than $1M. For example, a really cool, 3BR/2BA mid-century modern home with east bay and southern views sold for $789,000 at 463 Nevada. And the best part? The Alemany Farmer’s Market is at your doorstep!

South of Cortland
Avge Price: $918,000
Low: $660,000 High: $1.5M
Number Sold: 9
southofcortland
Similar to its North of Cortland counterpart, the South of Cortland microhood is in proximity to the heart of Cortland Avenue. And you can actually find homes in the $700,000-$900,000 range. (Though the recent $1.5M cash sale half a block off Cortland at 330 Banks is the most expensive home ever sold in this microhood.)

Holly Park/St. Mary’s Park
Avge Price: $1,000,556
Low: $750,000 High: $1,255,000
Number Sold: 4
hollypark_st.mary's_south
Situated between Cortland and the Excelsior, Holly Park/St. Mary’s Park probably has the highest population of homeowners whose properties have been in their family for years. The homes in St. Mary’s are laid out on streets shaped like a bell, and St. Mary’s Park itself also has a popular, fenced-in dog area. Just to the north is Holly Park, which was renovated about ten years ago and is very popular with locals. It’s also only a few blocks from Cortland’s Avedano Holly Park Market, as well as the heart of the retail area. And nearby Mission Street gives you access to bus lines. Single-family home prices are solidly in the $900,000s, with the high-end topping out at around $1,255,000.

What You Can Buy in March: 21 Days & Counting

The San Francisco market is low on inventory right now. That means you have to dig a little deeper to find buying opportunities, especially for properties in desirable locations. One of my strategies is to take a closer look at homes that have been on the market for three or more weeks. The possibility of multiple offers is lower, and sellers may be thinking about taking a little less on their list price.

Here are three properties that I think are well worth considering at the moment:
555 Bartlett #321
The Mission

Days on market (DOM): 48
1BR/1BA, 1 pkg
List Price: $629,000
555bartlett_321
I’m a big fan of 555 Bartlett, as I sold a unit there in 2010 when the building was constructed. Unit 321 has upgraded cabinetry and quartz countertops in the kitchen and plenty of natural light. This particular unit is on the third floor and overlooks the landscaped courtyard (that has a bbq area). Very convenient location near BART, Valencia/Mission restaurants and easy freeway access. One huge plus is the newly landscaped Cesar Chavez, which has really transformed the look and feel of the street. HOA dues are $375/month in this 58-unit building, and parking/storage are included. #321 last sold in 2010 for $452,500.

920 Monterey
Westwood Highlands

DOM: 28
4BR/2BA, 1 pkg
List Price: $1,695,000
920monterey_kitchen
920 Monterey is an excellent option for buyers looking for a spacious Spanish Mediterranean home that’s been remodeled and is ready to go. First off, there’s the kitchen (above). It’s well appointed and has an island! There are also three bedrooms on the same level, as well as a master suite downstairs with a sitting area. Shoot down Monterey and you can jump on 280 or the Glen Park BART station. 920 Monterey was last sold for $1,775,000 in 2006.

1488 Harrison #102
SoMa

DOM: 44
1BR/2BA, 1 pkg
List Price: $649,000
1488harrison_102
One of the best-priced lofts I’ve seen in a while, 1488 Harrison #102 is also very well maintained. In terms of outlooks, you’re facing Costco across the street. Though that’s not glamorous, it’s better than facing a brick wall and you’ll never be at a loss for toilet paper, wine or random electronics. There is a washer/dryer and full bath (full bath!) on the main level, and another full bath upstairs in the sleeping area. HOA dues are $419/month, and there’s an elevator in the building. From this location, you can walk to various SoMa and Mission restaurants and bars (Bar Agricole is around the corner). You’re four blocks from the Market and South Van Ness Muni Station, and you have very easy access to 101. #321 last sold for $350,000 in 2011.

Ocean Views & Space on the Great Highway

1580greathighway_4
Yes, it is possible to find a three-bedroom condo with three bathrooms (!) and almost 2,000 square feet with parking and ocean views for less than $1M in San Francisco. Case in point: 1580 Great Highway #4 in the Outer Sunset, which offers all of the above for a list price of $699,000. That’s a lot less than the $1,388,270 citywide average sale price for a 3BR condo in San Francisco, isn’t it?

But there’s more: This four-unit building was constructed in 1985, so it’s more up to current city codes than, many of San Francisco’s older buildings. The kitchen is well appointed with granite countertops and new appliances, and you also get a deeded deck with lovely hill views.

What’s nearby? Well, besides the ocean and a great running/biking path, you’re two blocks from the N Judah that runs downtown. Two of my favorite restaurants, Thanh Long and Outerlands (currently closed for an expansion project) are five blocks away, and let’s not forget that Golden Gate Park is a healthy jog to the north.

A couple noteworthy items: HOA dues are a low $310.51/month. And because two of the four units in the building are tenant occupied, you will need to work with a portfolio lender such as First Republic that will lend on a property with this type of rental/owner-occupier ratio. (In other words, your loan will be an ARM vs a 30-yr fixed).

1580 Great Highway #4 was listed last year for about $50,000 higher and buyers didn’t bite. But I think they’ve nailed it this time around. If you’re a buyer who can be a little patient with the time it takes to get downtown or to the freeways—-and want to have your own urban refuge on the water—give this condo a look. Offers are due on March 19th, so if you want to pop in to check out the property, give me a call and I’ll schedule a showing for us!

What You Can Buy: Condos for $1.1M with High Walk Scores

Prices for condos with period detail and which are located in very walkable, central neighborhoods are averaging $1.2M for two bedrooms and $1.4M for three-bedroom units. These types of units command a premium because: a) who doesn’t love a quintessential San Francisco property with Edwardian or Victorian detailing, and b) everyone wants to live in an area that lets you walk out your door and be only minutes from a retail area and public transportation.

There’s a handful of condos on the market in this price category, and I thought I would provide a tour of three of them today. So hop in the front seat, and let’s get to it:

1332 Waller
The Haight

3BR/2BA, 1769 sq ft
1 pkg
Year Built: 1904
List Price: $1,099,000
Walk Score: 92
1332waller
1332 Waller is a two-level Edwardian condo. As the listing agent notes, the property is situated in the middle of three great neighborhoods—the Haight, Cole Valley and Buena Vista. So you can take advantage of both the Haight and Cole Valley’s excellent retail areas, as well as many nearby public transportation options. This flat was renovated in 2003, and it has two bedrooms, a formal dining room, split bath and modern kitchen on the main level. A staircase off the dining room leads you to a large master suite with a wet bar and full bath; just outside is a deck and garden. 1332 Waller has exclusive use of the garage parking spot, storage, and the washer/dryer.

1103 Guerrero
Noe Valley/Mission

3BR/2BA, 1631 sq ft
1 pkg (uncovered/driveway)
Year Built: 1900
List Price: $1,095,000
Walk Score: 97
1103guerrero
This top-floor, remodeled Edwardian condo at 1103 Guerrero is one of three units in the building. Along with a newer kitchen and bath, the flat has two gas fireplaces and in-unit laundry. All the best detailing is there, from high ceilings and bay windows, to softwood floors. One thing to note is that there is a limited selection of lenders (First Republic is the best bet) that will grant loans on the building right now due to the tenant/owner-occupied ratio. But if you’re okay with an adjustable-rate mortgage and the other related requirements, this is a big flat only a few blocks from Valencia, BART’s 24th Street station and lots of services (such as the dry cleaners on the ground level of the property).

153 Clifford Terrace
Buena Vista/Ashbury

2BR/1BA, 1355 sq ft
1 pkg
Year Built: 1926
List Price: $1,095,000
Walk Score: 82
153cliffordterrace
If you’re looking for an updated, view condo in a lovely neighborhood, 153 Clifford Terrace may do it for ya. My clients purchased a condo across the street on this block many years ago, and they’ve loved living there. Along with 1920s period detailing, there is an updated kitchen/bath, formal dining room and eat-in kitchen. And there are exceptional northwest views from the living room overlooking the city and ocean.

New SF Overbidders Club Members for February

February ushered in some noteworthy overbidding in San Francisco, and that means we have quite a few new members for the SF Overbidders Club. Yes, sellers are still agreeing to price their homes lower than the estimated value, and why not? Particularly in neighborhoods like Noe Valley and the Mission, buyers can’t seem to help themselves from throwing money at homes even if the final selling prices are well above comp range. (By “comp range,” I mean the range for which other, similar homes have sold.)

Here are the February members who have paid 25% or more above the list price:
2527 16th Avenue
Inner Parkside

3BR/1.5BA house
List Price: $788,000
Sale Price: $1,129,000
Overbid Amount: 43.27%
What else can you tell me? Cash sale, no contingencies. Much deferred maintenance and foundation settlement issues.
2527_16thave

3412-16 18th Street
The Mission

Three-unit building
List Price: $1,425,000
Sale Price: $1,880,000
Overbid Amount: 32%
What else can you tell me? Two of the three 4BR units are tenant occupied.
3412_3416_18thstreet

986 Guerrero
Eureka Valley

3BR/2.BA house
List Price: $1,495,000
Sale Price: $2,040,000
Overbid Amount: 36.45%
What else can you tell me? Cash sale with no contingencies; garage accessible on Ames, behind the property. Basement has expansion potential.
986guerrero

526-28 Hugo
Inner Sunset

Two-unit building
List Price: $1,400,000
Sale Price: $2,100,000
Overbid Amount: 50%
What else can you tell me? Both 2BR/1BA units delivered vacant. Cash sale with no contingencies.
526-28hugo

2172 Fell
NoPa

3BR/2BA condo
List Price: $1,168,000
Sale Price: $1,534,327
Overbid Amount: $31.36%
What else can you tell me? Last sold in Sept 2012 for $1,087,500. Seven offers this time around, accepted offer had no contingencies.
2172fell

Honorable mention for Was-it-really-necessary-to-pay-that-much-over-the-price?! goes to the following buyers this month:
3245 Anza
Central Richmond

5BR/4.5BA
List Price: $1,549,000
Sale Price: $1,900,000
Overbid Amount: 22.6%

630 27th Street
Noe Valley

4BR/3BA
List Price: $3,095,000
Sale Price: $3,775,000 (cash)
Overbid Amount: $22%

Excelsior in the Spotlight, SF Gets Dynamic

The latest Zephyr MarketTracker shines the spotlight on the Excelsior neighborhood. Recently profiled in The Chronicle for its residents’ desire to build up the retail area along Mission, the Excelsior continues to attract first-time home buyers.

We also take a look at which American cities are considered to be the most dynamic based on a variety of factors. Guess which city tops the list?!

Plus recent sales and stats. It’s all here in the Zephyr MarketTracker!

Think Outside the Neighborhood Box for Under $1M

The single-family home market in San Francisco is a very competitive one, and the average price for a house is above $1M at this point in time. So it takes some serious strategizing, compromising and an open mind when it comes to finding a house for under a million dollars.

Most buyers in this price range realize quickly that if they want a house, they’ll need to go beyond buyer-saturated neighborhoods like Bernal Heights, Glen Park or West Portal. Because for every ten people who’d like to live in Bernal, there are maybe five that’ll consider less obvious and familiar areas.

That’s why I decided to highlight three neighborhoods that I believe are up-and-coming, meaning that someday, I may sit down with new buyers and hear them say that one of these areas is actually their target ‘hood.

Make no mistake: Homes in these neighborhoods are fetching multiple offers and over-asking prices. But if you approach your purchase the right way, your offer could be the one that prevails. So here, for your consideration, are my picks:

1. Ingleside
Average house price: $700,000
The Scoop: Has a solid retail strip with cafes, restaurants, gym, a Whole Foods, rail line and freeway access, and hasn’t been completely overrun by buyers just yet. Yes, the weather is foggy. But if you can deal with that, you will have a convenient location that’s a quick drive to Stonestown Galleria. There’s also a lot of student life with nearby City College. Developers are taking notice, too; there are at least two residential condo developments in the works on Ocean Avenue.
Cool House on the Market: 145 Lakeview
145lakeside
This cute 2BR/2BA corner home listed for $598,000 was recently remodeled and has a new furnace, tankless water heater, washer/dryer hookups, and double-paned windows. Though the floor plan is a little funky (e.g., the second bedroom is actually part of newly permitted space that could also function as a family room or gym), the house is located two blocks from the M muni line, four blocks from the Balboa BART station and 280. List price is $598,000.

2. Midtown Terrace
Average house price: $861,000
The Scoop: Literally located in the middle of the city, Midtown Terrace was developed on the western slope of Twin Peaks. You’ll find a lot of detached houses here, and many homes have views. The neighborhood is completely residential and doesn’t have its own retail area. But you can walk to the Mollie Stone’s nearby on Portola, and a bit further east is West Portal. Buses run along Portola, as well.
Cool House Recently on the Market: 45 Dellbrook
45dellbrook
45 Dellbrook is a gracious 3BR/2BA home that could use updating but is in overall good condition, and was listed for $799,000. All three bedrooms are on the main level, and there is a family room downstairs (with a bar!). The house went into contract within two weeks.

3. Crocker Amazon
Average house price: $614,725
The Scoop: Just south of Excelsior lies Crocker Amazon, another neighborhood populated with single-family homes. Nearby Mission Street provides multiple transportation lines, and the Balboa BART station is not very far. Good for commuting to downtown or the Peninsula. Two of my clients purchased a home in the area in late 2013, and were able to get past 18 other buyers for their home. They’re in the process of remodeling and are excited about their new ‘hood.
Cool House on the Market: 75 South Hill Blvd
75southhillblvd
The 2BR/1BA home at 75 South Hill is a great project house, as the kitchen needs work and there is expansion potential in the basement, which has high ceilings and parking for at least one car. Only blocks from City College and multiple elementary schools. List price is $599,000.

Just Sold: Gorgeous Haight Condo

117frederick
My client just purchased 117A Frederick, a beautiful one-bedroom condo in a classic and very special Queen Anne Victorian in the Haight.

The top-floor unit features fabulous period details, a nicely remodeled kitchen and bath, skylights, private deck and an amazing bedroom with fireplace in the turret. The building itself is set back from the street, surrounded by landscaped gardens. There’s also a private garage and storage.

List price: $795,000; the seller received a total of seven offers.