Category Archives: Neighborhoods

New Listing: Multi-Unit Opportunity in The Haight

New Listing: Multi-Unit Opportunity in The Haight

Investors or buyers looking to live in a large flat and collect rental income from other units will love my new listing at 521 Clayton.

Featuring three vacant flats and a tenant-occupied unit, 521 Clayton is a classic San Francisco building with a prime Haight location near the heart of Haight Street and the Panhandle. There are wonderful period details running through the building, from crown moldings and exquisite wood work to stained glass windows and high ceilings. The building has a one-car garage and a nice garden at the rear. Continue Reading

Condo Market Healthy But Flat in Q1 2017

Fewer buyers cared to overbid dramatically for condos in the first quarter of 2017—with a few exceptions when it came to two-level units, or nicely renovated ones in prime locations.

The average condo price for the 524 units reported sold in the Multiple Listing Service (MLS) was $1,270,736, up slightly from the $1,218,956 average in the first quarter of 2016.

Buyers paid a citywide average of $1,027 per square foot, with 24% of all sales changing hands for all cash. Continue Reading

Just Sold: Unique Edwardian Home in Noe Valley

Just Sold: Unique Edwardian Home in Noe Valley

We just closed the sale of my listing at 4163 26th Street in Noe Valley. The seller had lived in the home for 53 years, and needed assistance in preparing for and executing his move. Our team included professional organizer and interior designer Gwen McClure, Dan Mahoney of Hassle-Free Hauling and also the new moving service, Lugg. Together, they worked to help the seller decide where to donate, dispose of or move his belongings.

Buyers and agents loved the unique nature of the property, such as the open beam ceiling and artist’s loft. And the garden was a big hit, as well, with its many Japanese maples.

Listed for $1,195,000, 4163 26th Street just closed escrow for $1,560,000.

Special thanks to buyers’ agent Tanya Dzhibrailova, lender Jane Viltman at All Homes Financial and escrow officer Paula Siegel of Fidelity National Title!

Single-Family Home Market Kicks Off 2017 With a Bang

There were no winter doldrums for the San Francisco house market this year. Low inventory and strong buyer demand fueled the first quarter—activity that promises to continue in 2017.

Possibly motivated by the threat of rising interest rates, buyers frequently waived contingencies in competitive situations, foregoing inspection, appraisal and financing safety nets to increase their chances of landing a single-family home.

The average price for the 381 homes sold was $1,761,226, up five percent over the first quarter of 2016. Continue Reading

What You Can Buy Near a Retail District

One of the reasons people want to live in San Francisco is to be near its collection of popular, interesting retail districts that offer a diverse array of restaurants, shops, and services. I thought I’d round up a few newly listed homes that are near some of our best retail corridors in popular, walkable neighborhoods.

Here’s the lineup:
156 Guerrero #101
Mission Dolores

2BR/1.5BA condo, 1 pkg
$1,100,000

One block from Valencia Street in the Mission, 156 Guerrero is a townhouse-style condo with parking and a private roof deck. This is an eighties building, so it doesn’t have that period detail charm—but it has an extremely functional floor plan. Fall out the door and have every hot Mission restaurant at your disposal. Continue Reading

Last Weekend Opens for Unique Noe Valley Edwardian

Last Weekend Opens for Unique Noe Valley Edwardian

My single-family home listing in a prime Noe Valley location has been very popular. The one-bedroom/one bath with loft area and many interesting features—catwalk, open beam ceiling, to name a few—has attracted many prospective buyers.

Listed for $1,300,000, 4163 26th Street is a short distance from the heart of the 24th Street retail area, as well as the J Muni to downtown and multiple bus lines.

We’ll be open on Saturday and Sunday from 2:00-4:00. Stop in if you’re in the neighborhood! And check out our property Web site here for more photos and details.

Live and Work Under One Roof: 1 Enterprise Has Landed

Live and Work Under One Roof: 1 Enterprise Has Landed

One of the coolest live/work spaces I’ve seen is over at 1 Enterprise Street—a single-family residence with a studio/workshop, in a freestanding building in the Mission that was a brewery in the late 1800s. Enterprise is located on Folsom Street between 16th and 17th Streets.

1 Enterprise has 1,500 square feet of ground floor workspace, along with two levels of residential space that include four bedrooms and two baths. Outfitted with a chef’s kitchen, spa-like baths, a sound system, and a 360-degree view roof deck, the building is PDR-zoned (Production, Distribution and Repair). I particularly like the open timber interior and rustic, urban look:

Continue Reading

Just Listed: Unique Noe Valley Edwardian

Just Listed: Unique Noe Valley Edwardian

I’m proud to present my new listing is 4163 26th Street, a handsome Edwardian in an A+ Noe Valley location. This well-maintained single-family home has a great vibe, from its cool open beam ceilings to the loft sleeping area and large rear bedroom. There are downtown views, and an amazing garden with Japanese maples.

You’ll love the spacious kitchen with its Wedgewood stove and mosaic backsplash. The full basement offers ample storage and laundry. Great location on 26th Street between Noe and Castro, just a few blocks to the 24th Street retail corridor and library.

4163 26th Street sits on a large, 2,848-square-foot lot and has excellent potential to be reimagined for today’s living.

Our very first open house will be tomorrow on Thursday 3/23 from 5:30-7:00. And we’ll be open on Saturday 3/25 and Sunday 3/26 from 2:00-4:00. Hope to see you there!

Visit our property Web site here for photos and more details:

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

The selling pattern in San Francisco continues to be list low, sell for more. However, it doesn’t always work out that way for some sellers. Properties that sell for under asking typically have spent a good chunk of time on the market, and are often in the multi-million dollar price range. But that’s not always the case. Here are a few examples of homes that didn’t have a fast path to a signed contract:

1290 Portola
West Portal
List Price: $2,198,000
Sale Price: $1,724,000
Days on Market (DOM): 91

This large, stately home was in easy walking distance to the West Portal retail area. But its busy location on the corner of Portola and Dorchester scared more than a few buyers away. Not a bad deal here; the house has three bedrooms on the same level and a nice, big kitchen. Continue Reading

Off-Market Opportunity: 4 Units in The Haight

Off-Market Opportunity: 4 Units in The Haight

If you’re looking for a multi-unit building in a classic San Francisco location, I have a wonderful off-market opportunity for you.

This four-unit building is a block from Haight Street and The Panhandle. The first floor has a front (1BR) and rear unit (2BR); both are in good condition and are both vacant. The vacant owner’s unit needs a bit of work, but has two bedrooms, one bath, a large living area, dining room, and eat-in kitchen with island.

There is a fourth one-bedroom unit on the garden level that’s currently rented, as well as a one-car garage. A rear staircase provides access to the pleasant garden, as well as the roof. Tax records state building square footage of 3,984 on a 24 x 106.25 lot.

The building has a 97 Walk Score, 80 Excellent Transit Score, and a 96 Biker’s Paradise.

List price is $2,500,000.

Contact Eileen at 415.823.4656 | ebermingham@zephyrsf.com if you’re an agent with prospective buyers, or interested yourself. Showings are on a limited schedule, with no weekend open houses.

Another 5-Star Yelp Review From Happy Clients!

It’s always gratifying when I can help nice people find housing in San Francisco. My clients, Bryan and Joanne, recently purchased a condo and wrote a Yelp review about their experience working with me (click on the link below to enlarge):

Congratulations, Bryan and Joanne! And much thanks to their Wells Fargo lenders, Rich D’Aloia and John Zialcita. Go, team!

Best Neighborhoods for Dog Owners in San Francisco

San Francisco is one of the more dog-friendly cities in the country, and many of its neighborhoods offer ideal environments for dogs and their owners.

I’m a dog owner myself—two Cairn Terriers, a mother-daughter team—and frequently meet clients looking for a home in a neighborhood that will provide what we all need for us and our pets. That means proximity to open space, dog-friendly cafes and shops, and a community of dog owners who support each other and their ‘hood. Continue Reading

Just Sold: New Construction Condo in Lower Pacific Heights

Just Sold: New Construction Condo in Lower Pacific Heights

My clients just closed on a beautiful two-bedroom/two bath condo in The District at Bush and Divisadero. Their unit at 2655 Bush #421 has European style kitchens with Thermador built-in refrigerators, and Bosch stainless steel appliances, Caesarstone counters with glass backsplash, and in-unit laundry with Bosch washer and dryer.

I’ve been quite impressed with The District, as it offers all the amenities. Where some new condo buildings have limited or mechanical lift parking, residents at The District have wide, independent spaces in the underground garage. There’s also the “Sky Lounge” roof deck with fire pit and outdoor kitchen, a well-appointed fitness center, landscaped courtyard, owners lounge and attended lobby. (There’s even a bathroom on the first floor by the mailboxes, and another one just inside of the Sky Lounge. Good planning.)

#421 was listed for $1,365,000 and sold at asking.

Homes That Sold for Around $1 Million

Inspired by one of my favorite New York Times real estate features, I thought I would highlight six recent San Francisco sales around the $1M price point—a popular one in the city right now. This is a great way to see what you can expect to pay for future similar homes, as these sales will be good reference points in the months ahead.

Outer Parkside
1929 48th Avenue

2BR/1BA, 1,130 sq ft
11 days on the market
List price: $799,000
Sale price: $1,076,000 (cash)
Classic floor plan with two bedrooms at the rear, eat-in kitchen and bonus room/bath on garage level. Blank canvas of a yard. One block to the beach.
Continue Reading

Latest Noe Valley Fixer Sells for 54% Over Asking

Latest Noe Valley Fixer Sells for 54% Over Asking

Many prospective home buyers who made an offer on 350 Jersey (between Noe and Castro) in Noe Valley walked away disappointed this month. The 2BR/1BA, 1400-square foot 1940s-era house on a large, 2,964-square foot lot was listed for $1,295,000 and attracted 17 offers from buyers looking for a “project” house. There were probably some in the mix who could’ve lived with this kitchen and the basic floor plan until they had time and money to renovate:

But as a testament to the continued strength of the San Francisco fixer market, only one buyer was given the opportunity to develop the property in the future. That buyer paid cash, to the tune of $2,000,000.

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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