Category Archives: Neighborhoods

Modernist Potrero Home Breaks Sales Record for Neighborhood

Modernist Potrero Home Breaks Sales Record for Neighborhood

The off-market sale at 1740 20th Street at Wisconsin in Potrero Hill is the most expensive home ever reported sold in the neighborhood.

Quietly sold in mid-September for $9,500,000, the 3BR/2.5BA home originally built in 1950 has just under 3,000 square feet, pano views and a commanding 50 x 100 corner lot in a prime location. And yes, that breaks down to about $3,100 per square foot that the buyer—Atom Holdings LLC—paid for this property.

The previous owners obtained signed-off permits over the summer for a horizontal addition, garage expansion and roof deck that had been in the works several years earlier.

The sale at 772 Wisconsin in May 2014 was previously the highest-priced home ever sold in Potrero. The 4BR/3.5BA property, also modernist in style, changed hands for $3,700,000.

Coming Soon and Off-Market Opportunities: September 23, 2015

The flood of inventory continues to hit the market. Here’s a preview of what’s to come, or what may never go into the MLS before it’s sold:

2872 25th St / Mission
3BR/2BA 1920s home, in-law down, 1 pkg

2040 Fell #12 / NoPa
2BR/1BA top-floor condo, 1 pkg

1156 Treat / Mission
2BR/1BA top-floor condo, 1 pkg
$949,000Continue Reading

What You Can Buy: Condos Under $1,000 Per Square Foot

It’s no secret that the list price per square foot for condos is topping $1,000/square foot these days—with actual sale prices rising above that. And while I’m not a huge fan of relying completely on price-per-square foot as a data point, I do reference it when it comes to home values.

The good news is that the condo market currently has 125 units listed in San Francisco for under $1,000/square foot. The average list price for condos in this category is $1,144,151, with 15 condos listed for the ever-popular $899,000 price. ($995,000 is right behind that price point.)Continue Reading

130 Gates Moves Into Home Stretch

130 Gates Moves Into Home Stretch

My awesome, vintage-meets-modern-living Edwardian listing at 130 Gates north of Cortland in Bernal Heights has been a revolving door for prospective buyers, agents and lovely neighbors. We have lots of interest, and offers are due next week.

There’s plenty of time to view this special 3BR/1BA home that’s only two blocks from the popular Cortland Avenue restaurants, shops and cafes. We’ll be open on Thursday from 5:30-7:00, and again on Saturday and Sunday from 2:00-4:00.

If you stop in, you’ll be able to see the thoughtful period detailing, charming walk-out garden and spacious kitchen. Not to mention an impressive, restored exterior and garage with plenty of storage space.

List price is $1,195,000. Stop by and see us!

Coming Soon and Off-Market Opportunities: September 16, 2015

New listings are popping up everywhere, on and off the market. Here are my picks for upcoming and off-market listings this week:

745 DeHaro / Potrero Hill
2BR/2BA view home, 2,000 sq ft, three levels, 1 pkg

242 San Jose / Mission
Architecturally significant 4BR/2.5BA + guest quarters, 27′ x 175′ lot, pkg

2842 Pierce / Cow Hollow
2BR/1.5BA condo, 2 pkg
$2,550,000Continue Reading

Just Listed: Style and Character North of Cortland

Just Listed: Style and Character North of Cortland

My new listing at 130 Gates is officially on the market. Featuring nicely preserved vintage period detailing and Bay views, 130 Gates also happens to be located two blocks north of Cortland. Which means you walk out the door and smell the Sandbox Bakery pastries as you get closer to Cortland.

The 130 Gates sellers restored the exterior during their ownership, which is worth mentioning because it looked like this circa 2001:

This is why the neighbors who stopped in at our twilight tour last week commented that my clients had the nicest-looking house on the block.

For those of you who aren’t familiar with Bernal Heights’ many microhoods, 130 Gates is located in the very desirable and popular North of Cortland area. Check out my most recent look at values there and around Bernal.

For photos, details and more, please visit our property Web site. Our list price is $1,195,000. We’ll be open this Thursday from 6:00-7:30, and Saturday/Sunday from 2:00-4:00! Please get in touch with me at 415.823.4656 / if you have any questions or would like to schedule a private showing.

Last-Ditch Summer Blog Break

Last-Ditch Summer Blog Break

I’ll be trying to squeeze in some rest and relaxation before the big Fall real estate season starts in September. But I’ll be back during the first week of September with the deets on my new Bernal listing.

Enjoy the rest of your summer and I’ll see you in September! Thanks again for your continued readership, and for reaching out to me for my real estate services. I look forward to helping many of you find new homes this Fall!

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

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

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

SF Real Estate Sees Its Share of Summer Overbidding

The summer may have quieted down the market a bit in San Francisco, but that doesn’t mean prices are softening or that buyers have backed off from extreme overbidding (25%+ above the list price). In fact, we have three cases this month of irrational overbidding, too (50% or more over asking).

Of the 74 sold houses so far in August, 23 of them sold for 25% or more over asking. However, the condo market is definitely not experiencing parallel activity. Only six of the 62 units sold traded hands for more than 25% over asking.

Houses on the west side made a strong overbidding showing this month. Thirteen of those 18 houses sold for 25% or more above the list price were located in the Sunset, Parkside, Richmond and Golden Gate Heights. Buyers for the tenant-occupied house on Capp at 22nd Street in the Mission paid $1M in cash for what’s presumably a development opportunity.

Here’s how things have gone so far in August 2015:

Extreme Overbidding (25%+ over asking)
763 36th Ave / Outer Richmond
List Price: $788,038 / Sale Price: $985,000 (25%)

554 45th Ave / Outer Richmond
$1,125,000 / $1,500,000 (33%)

2080 14th Ave / Golden Gate Heights
$899,000 / $1,302,080 (45%)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

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

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

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
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

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

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%
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

Get in touch:

Eileen Bermingham

Zephyr Real Estate


BRE# 01352627

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