21 Days & Counting: What’s Not Selling Quickly

Most of the homes that hit the San Francisco market are in contract within a week or two, with multiple offers and an ultimate selling price of well over the list. However, there are actually properties sitting on the market that have somehow slipped through the cracks. If you’re a buyer on a budget and sick of complaining about how there’s no inventory, you may want to consider one of these single-family houses that has been on the market for 21 days or longer:

250 Elsie
Bernal Heights

2BR/1BA, 1100 sq ft
No parking
Days on Market: 23
List Price: $759,000

The Scoop: 250 Elsie was built in the mid-1800s but has an open floor plan and a loft above. The yard has mature fruit trees, formal box hedges, and rose bushes. The foundation has been upgraded and there’s a large, undeveloped basement.
The Location: Steps from Bernal’s Cortland Avenue retail strip, and close to the Mission Street corridor.
Background Check: This is a probate sale that’s not subject to court confirmation.
Bottom Line: If you’re all about outdoor space, 250 Elsie will fit the bill. Consider leasing a garage, parking is not that easy in this location. Or contact your favorite garage contractor and see what the possibilities are for creating a one-car garage out of all that basement space.

740 Foerster
Miraloma Park

2BR/2BA
1 parking
Days on Market: 29
List Price: $899,000

The Scoop: 740 Foerster is a lovely art deco single-family home with a remodeled kitchen and family room down. Stairs to yard that’s mostly concrete. Low termite report on file.
The Location: A bit of a hike to the downtown Glen Park area and BART, but great freeway access and a peaceful environment.
Background Check: Last sold for $1,010,000 in 2007.
Bottom Line: Solid house in good shape that doesn’t need work.

1766 10th Avenue
Inner Sunset

3BR/2BA, 1425 sq ft
2 parking
Days on Market: 37
List Price: $949,000

The Scoop: A spacious home with open beam ceiling, 1766 10th Avenue has a formal dining room, large split bath with separate shower and tub, and two good-sized bedrooms overlooking the large yard. Lower level has two bonus rooms, full bath, laundry and two-car tandem parking.
The Location: Reasonably close to the 9th and Irving retail area, UCSF Medical Center (for all you physicians in the crowd), and Muni lines.
Background Check: Went into contract, but fell back out.
Bottom Line: Nice neighborhood location and overall attractive house with good period detail.

Smackdown: Bernal House vs SoMa Loft

It’s time for another San Francisco real estate smackdown. In this edition we pit a sweet Bernal Heights cottage against a spacious SoMa loft at the $800,000 price point. Which would you prefer?

3770 Folsom / Cortland
Bernal Heights

1BR + bonus master suite
1 pkg
$799,000

Situated half a block from Cortland, 3770 Folsom is a nicely renovated Victorian cottage that makes good use of its limited space. The main level has a living room, bedroom, bathroom and kitchen with vaulted ceilings that leads to a deck overlooking the garden. Downstairs is a snappy master bedroom open to the garden, with the large, spa-like bathroom down the hall. For buyers seeking a functional and lovingly remodeled home with proximity to a retail area and the freeways, 3770 Folsom is a good bet. (Offers due today!)

28 Jennifer Place / Folsom
SoMa

2BR/1BA, 1 pkg
HOAs $157/mo
$795,000

If you’re up for a more urban neighborhood, larger 30-unit building and almost 1500 square feet of living space, 28 Jennifer Place may work for you. The living/dining areas have soaring ceilings and a fireplace, as well as an outdoor patio and decent-sized kitchen. There’s a loft area, as well as another bedroom; both would provide office/bedroom functionality. You also get an exclusive-use garage with laundry and interior access (unusual for SoMa). 28 Jennifer is a small street located between 4th and 5th Streets and Shipley/Clara, so you’re in proximity to Whole Foods, restaurants like Le Charm, Oola, Zero Zero and 280.

So which would you pick?

52 Bonview is Back Like a Boomerang in Bernal

The 3BR/1BA single-family home at 52 Bonview is back on the market, literally less than a month after it sold for $1,210,000 on April 5th.

Situated at the northwest base of Bernal Hill, the house has great views but is a hike from Cortland and is relatively small, with only about 1100 square feet and one bathroom. Kitchen and bath finishes are fairly mid range. Views are excellent. The story here is that 52 Bonview came on the market listed for $799,000 on March 20th. A swarm of buyers materialized, apparently driven by the aforementioned attributes. 16 offers later, the winning buyer purchased the property for $1,210,000.

The buyer was reportedly an investor who never moved into the house but now wants to pursue another opportunity out of state, and wants out. This owner now has re-hired the original listing office, and 52 Bonview is back for $1.1M.

It will be interesting to see whether any of those 15 buyers who wrote offers only a few weeks ago will step up and make a play for this house. These days, there always seems to be at least one outlier who’s willing to throw a ton of money at a property, and if that happens here again, I’m guessing that waiving an appraisal contingency will be required.

Smackdown: Midtown Terrace vs Bernal Heights

Our single-family home inventory comes in many architectural styles and floor plans. I try to regularly spotlight a variety of homes that appear to provide good value and which are located in central areas. Here’s a look at two cool houses listed in the $900,000 that are very different in style and location:

223 Anderson
Bernal Heights
4BR/4BA
List Price: $899,000

223 Anderson is a sweet, two-level Victorian that features two bedrooms, two baths, and living areas on the main level, as well as two more bedrooms and bathrooms down. Of course, you’re valuing bedrooms and bathrooms over parking, because there’s no garage. But 223 Anderson is situated in a prime Bernal location, on the north slope and half a block to the Cortland Avenue retail area. The kitchen and baths have been remodeled, and there’s also a small outdoor space that could be supplemented with potted plants. (There’s enough room for a grill.) 280 is a shot away, and you’re not far from the Mission Street bus line to BART (or the J Church at 30th & Church).

98 Midcrest Way
Midtown Terrace
3BR/2BA, 1650 sq ft
1-car pkg
List Price: $899,000

For those who love mid-century modern, 98 Midcrest is a great find. The home has been stylishly remodeled, and offers excellent space and views. There are two bedrooms on the main level, and a master down. There’s a lovely yard accessed by stairs off the rear, and a hot tub is there, too! This house has amazingly remodeled bathrooms, as well. I really like the exterior, which features Brazilian teak, copper and smooth stucco. The thing about Midtown Terrace is that it’s not in great walking distance to shops, restaurants and services; however, it is in the geographical center of the city. So you’re not very far from wherever you might be going in our 7×7 city.

So which house would you choose, readers?

Which Neighborhoods Have the Best Weather?

If you’re new to San Francisco, then it’s important to be aware that our city has a variety of microclimates. One minute you can be driving around with the top down, sweating, and the next you’re turning on the seat warmers. If you’re considering purchasing a home here and are particularly weather sensitive, it’s important to know which neighborhoods tend to have the most favorable climates.

Of course, San Francisco has citywide fog and wind no matter where you go. But some areas have longer periods of time during a given day when the sun shines and the wind is at a minimum. So here’s a quick rundown:

Bernal Heights. Make a good garden space a priority in Bernal, because you’ll be able to spend a lot of time enjoying it. And the Cortland retail strip is usually pretty hoppin’ because you can wander in and out of the shops and restaurants and not have to keep zipping and unzipping your jacket.

The Mission. Bernal’s neighbor is the Mission, which also shares in the weather fun. The nice part about the Mission is that the dining scene has exploded, so there are tons of restaurant options, as well as unique shops along Valencia and throughout the neighborhood. If your commute involves walking to BART at either 16th/24th and Mission, your morning and evening strolls won’t force you to confront driving winds.

Noe Valley. I live in the part of Noe that’s defined as “Upper Noe”—the area bordered by Guerrero, Cesar Chavez, 30th Street, and up as far as Diamond. For the most part, you can avoid the high winds in Noe, but it does depend on how into the “valley” part you are. Most days when I walk my dogs in the late afternoon, I’m wearing sunglasses and have a light jacket on. However, up there in Diamond Heights, the fog hangs thick. And when I drive down, say, Clipper, from Portola in the Twin Peaks area, I typically experience a transition from no sun and heavy fog to sun. There’s a notable difference every time.

South Beach. Located right off The Bay, South Beach is blessed with lots of sun most of the time. This is conducive to a very desirable, urban lifestyle that involves walks to the Ferry Building, runs along the Embarcadero, and Giants games.

South of Market. The blocks are long in SoMa, but that’s okay because if you’re running, biking or walking, you’re not being blown into traffic. The neighborhood is always developing, and it’s definitely the most urban area in this list. But having good weather is key to enjoying those shared rooftop decks that pervade SoMa living.

Mission Bay. Constantly in development, Mission Bay has amenities like Mission Creek Park, the ballpark, and outdoor dining. Developers have taken advantage of the on-the-Bay setting by incorporating as many deeded outdoor spaces as they can in condo complexes.

Potrero Hill/Dogpatch. Potrero is a well-established neighborhood offering a mix of residential and industrial properties, and Dogpatch (a.k.a. the Central Waterfront) has truly been transformed over the past decade into a hub for local businesses, restaurants, wine bars and the like. The T Muni line connects Dogpatch to downtown, and the freeways are extremely convenient to access.

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, and frequently meet clients looking for a home in a neighborhood that will provide what we all need for us and our pets—ideally, proximity to open space, dog-friendly cafes and shops, and a community of dog owners who support each other and their ‘hood.

So here are my picks for the best dog-owner neighborhoods in San Francisco:
1. Bernal Heights. It’s got a great retail area on Cortland Avenue, with plenty of shops and cafes, including Bernal Beast pet shop. But most notably, Fit Bernal Fit is a gym that invites “Bernal locals and their dogs to join us to exercise, socialize and engage in a more healthful, energetic and stress-free lifestyle.” If that’s not enough, there’s Bernal Hill itself, which has trails and off-leash areas, as well as Holly Park. The weather is superior in Bernal, so when you head out for a walk in the late afternoon, don’t expect to encounter much fog.

2. Inner Sunset. The weather may not be as desirable, but the Inner Sunset has Golden Gate Park at its doorstep. Yes, you have to keep your dog on a leash, but at least there’s a lot for your dog to smell and see. (My terriers love the gopher holes.) There’s also the Irving Street corridor, which is a great place to stop for coffee or lunch. Le Video—one of the few bonafide video stores left in the city—also lets you bring in your dog. For pet care, there’s Irving Pet Hospital and Animal Emergency Services.

3. Noe Valley. Ok, so I’m a bit biased on this one because I live here. But if there are two requirements for living in Noe, it’s that you need a dog or a kid. I’ve picked a leash over a stroller, and have plenty of company. There are two dog runs—one on 30th Street, and one up the hill at 27th and Diamond. Noe Valley Pet Company at Church and Cesar Chavez is an excellent store, and K9 Scrub Club lets you wash your dog in one of their many giant tubs. Le Zinc on 24th and Castro has an outdoor patio where you can sit with your pooch. And don’t overlook the Friends of Upper Noe Dog Owners Group, which makes sure the 30th Street dog run stays in shape.

4. Parkside. This is a great neighborhood for dogs because it’s near vital open spaces. There’s Stern Grove, an excellent dog-walking area. But the canine epicenter lies over at Fort Funston, a short drive away. The area even has its own Fort Funston Dog Walker (FFDW) organization that works to preserve off-leash areas and good dog ownership practices. The Parkside is also blocks away from Ocean Beach and the Great Highway, which are great places to bring your dog. The streets in the Parkside are nice and wide, so there’s plenty of sidewalk room, too.

5. NoPa. The North Panhandle neighborhood suits dog owners well, as the architecture allows for spacious flats. It’s a little more low-key than the busier Haight area, which can be stimulation overload for dogs if you decide to troll along Haight Street itself. The Panhandle is a good dog destination, as it’s a sizeable open space for walks. Nearby Alamo Square has a play area. There are a lot of great shops and restaurants scattered throughout NoPa to which you can walk your dog, particularly along the revitalized Divisadero corridor. Don’t forget about Osso & Co, where you can pick up specialty items as well as everyday pet products. (There’s also one in the Inner Sunset.)

6. Mission Bay. Far less established a neighborhood than the others, Mission Bay is your best bet if you want to live downtown and own a dog. The Mission Creek Dog Park lets you meet other Mission Bay dwellers and their pets. If you get bored with Mission Creek, you can simply walk your dog up and down the Embarcadero, which has wide streets and provides nice Bay views.

New Mid-December Listings Seek Ready Buyers

I have to tip my hat to any sellers who put their properties on the market the week before Christmas. These are what I call serious sellers, and if you’re a serious buyer, it’s worth your time to consider such listings. Here’s a roundup of three properties which just came on the market:

81 29th Street
Bernal Heights
2BR/1BA
$615,000

Following in the footsteps of its first-floor neighbor at 83 29th Street—which sold for $570,000 this past June—81 29th Street is a well-presented unit with that extra room over the stairs that can serve as an office or nursery. The double parlor functions as both bedrooms in this stage set (no closet in the front “bedroom,” which is typically a living room), with the ample kitchen at the rear open to the living/dining areas. Not much outdoor space, and parking is leased across the street for $250/month. Amenities include in-unit laundry and lovely period detail throughout. This block of 29th Street is a mix of commercial and residential space, and is very convenient to 280 and Muni. You can also walk out your door and hit Rock Bar, the Front Porch and a variety of other useful retail businesses.

453 Noriega
Golden Gate Heights
3BR/3.5BA
$1,675,000

For those buyers who like a touch of SoMa in an otherwise sleepy Golden Gate Heights neighborhood, 453 Noriega will certainly zip things up for you. Rebuilt and renovated down to the studs, this very modern view home has an open floor plan with high-end finishes throughout. And let’s not overlook the Flora Grubb-designed garden and two-car garage. The house was last sold in 2007 for $951,000.

4046 26th Street
Noe Valley
3BR/2BA
$1,188,000

4046 26th Street is an interesting proposition: It can be used as a single-family home, or two units. If you’re going the house route, it’d be nice to create a comfortable master suite downstairs. The main level has been opened up, and has a perfectly serviceable kitchen. Yard is largely concrete with perimeter plantings. Oh, and if you can’t pull a bunch of cash out of your stocking, you can skip this one. The sale requires a quick close that a loan won’t be able to accommodate.

Just Sold: Big, Beautiful Edwardian in Bernal

My clients closed Friday on the 3BR/2BA, 1,950-square foot Edwardian at 343 Coleridge. The home features a living room with fireplace, remodeled eat-in kitchen, and paneled formal dining room.

All three bedrooms + sunroom are upstairs, and there’s also a lovely garden and large garage. 343 Coleridge is situated on a prime Bernal block, with excellent proximity to the Cortland retail area, as well as the services and new restaurants along the Mission corridor and Upper Noe. Walk Score: 95!

List price: $1,325,000.

Smackdown: Lower Pac Heights Condo vs Bernal House

Two very different neighborhoods have two very different properties to offer at the $1.3M price point this week. First up is 1751 Lyon in Lower Pac Heights:

1751 Lyon is a well-appointed 3BR/1.5BA, 1570-square foot top-floor condo in a two-unit building. The living room has a gas fireplace and opens to a formal dining room. There’s a chef’s kitchen with marble countertops, Wolf range, and Sub Zero refrigerator, as well as a built-in office area. Outdoor space is a large, deeded roof deck with downtown views. The deeded parking space is for a small- to mid-sized car. HOA dues are $258/month. 1751 Lyon has a 98 Walk Score, and is near Ella’s Restaurant, the Presidio and the Laurel Heights shopping area. List price: $1,295,000.

In the other corner, we have 118 Elsie in Bernal Heights:

118 Elsie is a “modern architectural view home” that features 3BRs/2BAs, 1931 square feet and two-car parking. There’s an open floor plan and a master suite with sweeping views. All public spaces and bedrooms have amazing views, too. The house is situated on a one-way street up the hill from Cortland, and walking from this location will involve going up and down the hill. Once you get going, however, you’re near Mission Street, as well as the heart of Cortland Avenue. List price: $1,295,000.

Which would you rather own?

Just Sold: 7 Bennington in Bernal Heights


My clients just closed escrow late last week on the 3BR/1BA single-family home at 7 Bennington in Bernal Heights. Situated on a prime street on the north slope, the home has a nice open floor plan with a formal dining area, lovely natural light throughout and a large garage.

7 Bennington is located one block from the heart of Cortland Avenue, and a few blocks to Mission where you can catch public transportation. 91 Walk Score!

List price: $599,000.

Renovated Bernal Home Hits Its Target


The hot property of the week for the family/Peninsula commuter set looking for proximity to a cute and useful retail district in a fun neighborhood is over at 77 Ellsworth in Bernal Heights. The 3BR/3BA single-family home was renovated in 2009 and has almost 2,000 square feet. There’s also a pretty cool master suite at the garden level.

And did I mention the excellent open floor plan on the main level? There’s plenty of room for entertaining, and views to boot.

There are two smallish bedrooms upstairs, separated by a full bath. But the master suite encompasses the entire downstairs level, and has an interesting, open bathroom (fortunately, the toilet is enclosed):

On the other side of that low wall on the right is the sleeping area. So this isn’t ideal if you like privacy when you take a shower or bath.

Open houses have been swarming with young families looking to put roots down in a nice San Francisco neighborhood. Offers are due later this week, and there are already about eight disclosure packages out—meaning there will likely be multiple offers.

List price is $1,195,000. The best comp is at 60 Elsie, another modern home in a good Bernal location that closed escrow in September for $,1226,000. That home was a bit smaller and in a slightly less desirable location within the neighborhood.

 

South Bernal Flip Not a Hit with Buyers

The lovely little house at 742 Andover in Bernal Heights was sold in February 2011 for $274,000, in an all-cash, bank-owned sale. On the agenda: install new electrical/plumbing systems; update the kitchen and bath; open up the floor plan; add a front deck and new rails, as well as a variety of smaller-scale cosmetic items.

Here’s what Andover looked like then:

The house still clocks in at only 720 square feet, but it’s much more stylish considering the modern finishes. I’ve shown this house twice, and in both instances, my clients thought the bedrooms were too small. Indeed, the bedrooms are more suitable to office or nursery use. And the location is a bit further south of Cortland than many buyers would like—far enough that you can hear the traffice from 280.

The $579,000 price tag may have to come down in the new year, unless someone scoops up Andover in the next week or so.

MarketTracker: Mid-Market Update + Latest SF Sales

The new Zephyr MarketTracker is ready for your viewing pleasure. This time around, we have an update on mid-Market growth, plus a Battle of the Heights (Bernal vs Pacific) and some words of wisdom from our Zephyr COO about the real estate market.

It’s all here in this issue of MarketTracker.

What You Get For: Below the Average Price

We know the average price in San Francisco for a single-family home tends to be higher than that of California—as well as the rest of the country. The average house price year to date is $923,979, and the high dollar amount is due in no small part to the 55 houses out of 430 sold that changed hands for above the $1.5M mark.

I thought we’d check out four nice homes that have been recently listed for below the average price:

1509 47th Avenue, Outer Parkside
$689,000 3BR/1BA
The above beach house is solar powered, with a lot of little “green” touches throughout. It was last sold for $650,000 in 2004 and has been remodeled since then. The home features refinished wood floors, three bedrooms on the same level, a sunroom, and an eat-in kitchen with Marmoleum floors and Richlite countertops. There’s also a deck, cute garden and two-car garage. Plus, you’re a block from the beach.

We head further east to our next property in Miraloma Park:

124 Juanita, Miraloma Park
$879,000 3BR/2BA
This two-level, 1930s home has lovely period detail and a nicely remodeled kitchen. All three bedrooms are upstairs and there’s a living room with a wood-burning fireplace. 124 Juanita is right off Portola, so you’re close to the Mollie Stone’s shopping strip, as well as the Forest Hill Muni station. If you head further east on Portola, you’ll hit West Portal and its shopping/transportation area.

Next up is a stop in Bernal Heights:

137 Winfield, Bernal Heights
$629,000 2BR/1BA
This Victorian home is located in the prime north slope area of the neighborhood. It’s clean and in move-in condition, but could certainly use some updating. There’s no garage, so if you’re dead set on having parking, this is probably not the home for you. There are also some very nice views. You’ll have proximity to the Cortland retail strip, as well as the restaurants on/off Mission (Locavore, Emmy’s, Blue Plate, to name a few).

We end our tour in Potrero Hill:

1056 Carolina, Potrero Hill
$799,000 1BR/1BA
If you’re the Victorian cottage type, this home will fit the bill. It’s on the small side with about 1080 square feet, but has major views, a lot of charm and an unwarranted in-law with a private side entrance. So you can still have guests (or even tenants for some extra income). The front and rear yards are nicely landscaped. This isn’t ideal Potrero, locationwise, as you’re a little further southeast than most people want to be. But the house definitely smacks of San Francisco character.

Walk Score Winners: West Portal, Sunset, Bernal

I made it a goal today to find three single-family houses with excellent Walk Scores. There are plenty of condos with great scores, but houses are sometimes a little more challenging. So here are three homes that’ll give you the shelter you need and also wean you off your car a little. (And please note that property links go to the corresponding Zephyr site page. These are not all Zephyr listings; we provide details on all properties, regardless of the brokerage. The reason I link to Zephyr is because in addition to providing property detail, we also feature neighborhood and market trend info that are pretty helpful.)

First up is 325 Wawona in West Portal:

325 Wawona has a whoppin’ 95 Walk Score, as it’s only half a block from the West Portal strip. The home also has an 81 Transit Score; the L line stops right nearby and takes you downtown. Listed at $1,090,000, 325 Wawona has 2BRs/2BAs, two-car parking and 1570 square feet. The owners bought the home in 2007 for $1,025,000 and stripped it down to the studs (with permits). The kitchen and baths have been remodeled, and the house is nicely done inside.

We move to the Inner Sunset, where 1291 5th Avenue has just come on the market:

1291 5th Avenue is steps away from Irving Street and has a 92 Walk Score. The 3BR/2.5BA Edwardian is listed at $1,249,000 and has loads of period detail. The kitchen has been remodeled and leads out to a sizeable yard, and all three bedrooms are upstairs. There’s a corner produce market literally next store, so if you need a quick shallot, you don’t have to go far. The 76 Transit Score means you’re right near the N Judah and multiple bus lines. And you’re only a few blocks from the heart of the 9th and Irving retail area, as well as Golden Gate Park.

Finally, we have 15 Eugenia in Bernal Heights:

The kitchen of this 4BR/4BA home listed at $1,195,000 is going over well with buyers. This is a bit higher than the normal Bernal price point, but the house is big (2380 square feet) and has two-car parking. The Walk Score is 91, and you’re about a half block from the Mission corridor (which translates into an 84 Transit Score). 15 Eugenia was purchased in 2005 for $965,000 and the current owners did extensive renovations. There’s a formal dining room, view deck, family room and huge master suite bath.

If you’re interested in seeing any of these homes, please don’t hesitate to contact me. I specialize in selling homes in central, walkable neighborhoods!