Category Archives: Neighborhoods

Sellers Search for Build-It-Yourself Buyers

Sellers Search for Build-It-Yourself Buyers

There are at least a dozen single-family homes on the market that are being sold with approved construction permits, architectural plans, or simply positioned as “opportunities to build your dream home.”

The trend in 2015? Hand off construction to buyers, who will hopefully pay a premium for lot value and approved (or unapproved) plans. In many cases, the owners (typically an LLC or contractor) may have more pressing projects and will agree to sell if the numbers add up. Or, in the case of those selling properties without approved plans, they may be anxious that today’s market won’t be quite as strong by the time they can get plans approved and the property built.Continue Reading

Noe Houses, Cow Hollow Condos Lead Pack in Price Per Square Foot

Heads up, San Francisco house hunters: If you’re looking to get into hot neighborhoods like Noe Valley, NoPa, and the Marina, be prepared to potentially pay more than $1,000/square foot.

Noe Valley has truly jumped the shark with its price per square foot average for single-family homes: It’s now just above $1400. And thanks to the new Amero condo development in Cow Hollow, that neighborhood’s price per square foot average leads the pack for condos in the city.Continue Reading

Good Deal: 115 San Pablo in St. Francis Wood

Good Deal: 115 San Pablo in St. Francis Wood

I was reviewing sales in Noe Valley today and came across the final selling price for 752 Elizabeth. This was a 3BR/2BA, 1440 square foot house with a two-car garage and cute garden that was listed for $1.5M. The seller received 17 offers, and the home sold for $2,150,000 in an all-cash transaction. (About half the offers were for cash, by the way.)

This kind of market activity tends to scare buyers off—and with good reason. The reality? Unless you have cash or a hefty down payment and can go into contract with no contingencies and a fast close, you can’t compete in high-demand neighborhoods like Noe Valley. A successful house hunt, as a result, will largely depend on how flexible you can be with respect to location and amenities. Continue Reading

Short-Term Rental Law Goes Into Effect in SF

San Francisco’s law regulating short-term rentals has just gone into effect. Rentals for terms of less than 30 days are now allowed, with a 90-night per year max. The latest Zephyr Market Tracker gives you the lowdown on all the details behind the new law.

We also check round up San Francisco’s festival offerings and take a look at Glen Park. All this and the most recent sales and stats. It’s all here in the Zephyr Market Tracker!

4527 19th Street Open This Weekend

4527 19th Street Open This Weekend

My listing at 4527 19th Street in Eureka Valley has been amazingly popular among buyers looking for two-bedroom condos with Edwardian character in a well-located part of the neighborhood.

In case you haven’t seen the property, this block of 19th Street is simply lovely. You’re a few blocks up from the Castro retail district, and about a ten- to fifteen-minute walk down to Market and Castro’s public transportation hub. Only a couple blocks away is 18th Street, with hot dim sum restaurant Mama Ji’s and Mollie Stone’s.

We also offer two-car parking (!), lots of storage and a large kitchen/dining space overlooking the shared yard. Did I mention that the south-facing master bedroom and kitchen get nice natural light?

Our list price is $899,000, and we’ll be open Saturday 2/7 from 1:00-4:00 and Sunday 2/8 from 2:00-4:00. Offers are due on Monday 2/9 by 10:00am. Our disclosure package is comprehensive, organized, and easy to obtain upon request.

Hope to see you this weekend!

New Listing: Edwardian Condo in Eureka Valley

New Listing: Edwardian Condo in Eureka Valley

I’ve just listed 4527 19th Street, a classic two-bedroom Edwardian condo in a fantastic location near the heart of the Castro, Market Street public transportation, restaurants and shops.

The unit features a gracious entry hall, and has a very functional floor plan with nice separation between the bedrooms. The spacious master is at the rear of the home and overlooks the shared yard. There’s a remodeled split bath, in-unit laundry with snazzy LG machines and the opportunity to create your dream kitchen and dining area.

If that’s not enough, two-car parking and generous garage storage are included. For more details and photos, visit our Web site here.

List price is $899,000. We’ll be open this Saturday 1/31 from 1:00-4:00, and Sunday 2/1 before the Super Bowl from 2:00-4:00!

Welcome to My New Look!

It was time for an Inside San Francisco Real Estate refresh, and I hope you like my new look!

Much thanks to award-winning designer Richard Coward of Studio Coward for that work of art above that captures all our San Francisco icons, as well as my favorite local buildings—not to mention my own Noe Valley property and the one that Richard and his wife bought with me last year.

I want to thank Dave Bloom of Ginger Soul Records in Brooklyn for the new layout and look. This wasn’t just about popping in a new WordPress theme; Dave built the site from scratch so I could work with a custom layout that will give me a lot of flexibility in the future.

And special thanks to Sarah Deragon of Portraits To The People for my new photos. Gotta keep my photo updated so I don’t surprise new clients, and Sarah made the process easy.

You’ll continue to find the inside scoop on San Francisco real estate on these pages, culled from my day-to-day work as a full-time Realtor. I look forward to keeping you covered on all things real estate, and please get in touch if you’re planning to buy or sell this year. I’d be happy to work with you and help you strategize so you can accomplish what you want without a lot of stress.

Here Are My SF Real Estate Predictions for 2015

Here Are My SF Real Estate Predictions for 2015

 

It’s that time of year when I haul out my crystal ball and let you all know what I think will be happening in the San Francisco real estate market this year. One thing that’s definitely certain is that many of you will be contacting me to help you buy or sell a home. I look forward to talking with you! In the meantime, here’s how things will shake out in 2015.Continue Reading

New Condo Listings, Holiday Activities in SF

Have you planned to hit up any holiday activities in the city yet? The latest Zephyr Market Tracker rounds up the newest condo listings, and also takes a look at what’s on tap for San Francisco’s holiday activities.

We also check out the deets behind the potential subway extension to Fisherman’s Wharf. All this, plus the latest sales and stats. It’s all here in the Zephyr Market Tracker!

What You Can Buy for the Holidays

What You Can Buy for the Holidays

There are a few intrepid sellers who have just listed their homes and would undoubtedly love to be in contract before Christmas. Here are four new listings that I think will definitely achieve that goal, if not be actually sold and closed by December 25th. If you’re a buyer, it’s time to move quickly! Be decisive, and choose your calendar timeframes strategically because banks and title companies close early on Christmas Eve/New Year’s Eve, and are closed completely on Christmas and New Year’s Day.

Here’s a look at what’s out there.Continue Reading

Grand SoMa Development Takes Leap Forward

The four-acre development planned for Fifth and Mission in SoMa has grand plans—1,200 new residences and 150,000 square feet of retail, for starters. But there are renderings online now, and the project could break ground in 2016 if approved.

Moving north west across town, we take a look at what’s on the market in uber-hot Hayes Valley, from a loft to a Victorian condo.

Plus, news on Coit Tower’s murals and the most current San Francisco sales and stats.

It’s all here in the Zephyr MarketTracker!

Just Sold: 2BR Mission Bay Condo

Just Sold: 2BR Mission Bay Condo

Marketed throughout the Giants’ World Series games, my listing at 300 Berry #1010 was a popular unit at the Arterra. We worked around game days and managed to get a ton of prospective buyers, agents and neighbors through. #1010 was a southwest-facing corner unit with two bedrooms, one bath, in-unit laundry, storage and parking. List price was $979,000.

We received six offers, and ended up accepting a cash offer with a seven-day close for a sale price of $1,080,000, Chalk it up to a hot Mission Bay market!

Luxury Market Going Strong in Fall 2014

Luxury Market Going Strong in Fall 2014

San Francisco real estate in the $2M+ price range continues to experience a healthy sales volume. There doesn’t seem to be a shortage of buyers, particularly those paying in cash. Chalk it up to two factors—tech company stock options, and buyers’ desire to live in large homes in prime neighborhoods.

Case in point: 250 Cumberland, initially sold in 2012 for $1,775,000 as a major two-unit fixer that had been partially gutted by a fire. Flash forward to 2014. Rebuilt as a 5BR/4.5BA, 3,974-square foot single-family, the home was purchased by cash buyers for $6,000,000 at the end of October.Continue Reading

Holidays Approach, Time To Make Your Move

We’re speeding toward Thanksgiving, which only means one thing when it comes to San Francisco real estate: Inventory will decline after turkey day, and serious buyers need to take a second look at what’s been sitting on the market.

There are 255 single-family homes and 288 condos currently available, a good portion of which have been on the market for three weeks or more. Take 7 Burnett ($1,695,000), a beautiful 3BR/2BA Twin Peaks view condo. Or for something more quirky with amazing curb appeal, look at 10 Carmel ($3M) in Cole Valley–a 1909 firehouse that’s now a very cool pad for a buyer who likes entertaining and living in a unique home. (I covered the other condo in the building back in 2010 when that was on the market in this blog post.)

It’s definitely time to buckle down and work with current inventory. Our market moves so quickly that you can sometimes get obsessed with new listings and completely miss out on homes that won’t involve tedious multiple offers and overbidding. Give me a shout if you need some help finding the right place. I’ll be in town and ready to work!

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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