Category Archives: Haight/NoPa

Sunset, Pacific Heights Hot Spots for Cash Sales in 2017

Almost a quarter of this year’s single-family homes and condos were purchased by cash buyers, with neighborhoods like the Sunset, Parkside and Pacific Heights seeing the most such sales.

The Sunset and Parkside have been going full speed this year as house buyers priced out of the more interior neighborhoods head west in search of their next home.

Noe and Eureka Valley single-family homes were also big cash magnets, where sales ranged from $2,000,000-$5,000,000. However, such buyers also scooped up houses for $1,000,000 or less in the city’s southeastern neighborhoods of Bayview, Excelsior, Visitacion Valley, and Silver Terrace. Continue Reading

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

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.

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

What You Can Buy: My Picks for This Week

Inventory is starting to hit the market, and I’ve been scouting around for properties for my buyer clients. In between, I get to see properties that aren’t quite a fit for my buyers, but would work for my blog readers who may be house hunting. Here are some cool properties in varied price ranges. If you’re interested in taking a look, give me a shout at 415.823.4656 and we can schedule a showing just like that.

500 Masonic #2 / NoPa
2BR/2.5BA, 1220 sq ft, 1 pkg
$1,299,000
500masonic_2
The two-level condo at 500 Masonic #2 has what many buyers are looking for—two bedrooms upstairs, an open kitchen/dining/living space, in-unit laundry, and secure garage parking for up to two cars (tandem).
Pros: Large, deeded rooftop space easily accessible from the elevator. Smaller, seven-unit building. 94 Walk Score!
Cons: One bedroom and the main living space front Masonic, which is a heavily trafficked street. (Note that a major streetscape improvement project is planned.) Continue Reading

Coming Soon and Off-Market Opportunities: October 21, 2015

Though a good portion of the Fall inventory is on the market, there are some properties quietly being marketed outside the MLS. Here are this week’s offerings:

Six Newly Rebuilt Flats on 19th Street @San Carlos / Mission
2BR +den/2BA residences, each have exclusive storage/bonus rooms
Fractional financing for TICs
$$1,100,00 – $1,195,000

3816 22nd Street / Noe Valley
4BR/3BA house, renovated firehouse, four very contemporary levels
$6,898,000

315 Arlington / Glen Park
2BR/1BA condo, garden, 0 parking
$899,000

268 Day #4/ Noe Valley
2BR/1BA top-floor condo, 1 pkg
$849,000

1257 Guerrero / Noe Valley/Mission
Bonafide Victorian bed and breakfast with 9BRs/9.5BAs, 4% cap rate, striking painted lady exterior
$4,500,000
Continue Reading

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
$1,295,000

2040 Fell #12 / NoPa
2BR/1BA top-floor condo, 1 pkg
$985,000

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

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
$749,000

1670 Kirkwood / Bayview
Two 3BR/2BA flats, built 2001, 2 pkg
$899,000

1562 Portola / West Portal
3BR+/2.5BA, 2777 sq ft Craftsman house
$1,695,000

471 Munich / Excelsior
3BR/1.5BA barrel front house + inlaw unit, 1 pkg
Price TBD Continue Reading

Coming Soon and Off-Market Opportunities: July 22, 2015

The market is a little slow this week, but there’s inventory on the way. Here are my picks for upcoming and off-market listings this week:

Condo at 25th and Douglass / Noe Valley
3BR/2.5BA, 1859 sq feet, 2 pkg
Excellent floor plan for entertaining, chef’s kitchen
$1,700,000

300 Berry #721 / Mission Bay
1BR + den, 732 sq feet, 1 pkg
Unobstructed city views at The Arterra
$900,000 Continue Reading

Latest Sales, Spotlight on Haight Ashbury

The new issue of the Zephyr Market Tracker highlights a nice selection of available homes in the Haight. Why? The San Francisco Marathon is coming up on July 26th, and it runs right through the Haight.

We also check out recent citywide sales, and the most current stats. Plus, the deets on the marathon!

It’s all here in the Zephyr Market Tracker!

Buyers Don’t Always Need to Overbid

Much has been made of some buyers’ irrational exuberance when it comes to overbidding dramatically for San Francisco properties, as The Chronicle’s Kathleen Pender reported last week. This kind of thing makes a great headline and fuels party conversation.

But overbidding doesn’t always happen, even in the hard-to-crack single-family home market. But no reporters are swarming around looking for those stories. As a real estate agent who prefers a more balanced market and a blogger who strives to write about the larger picture, I thought I’d round up the house sales that clocked in at or under the asking prices in June. Continue Reading

21 Days and Counting: Luxury Homes Wait for Buyers

Buyers in the $2M+ range should be checking out properties that have been sitting on the market for three weeks or more. That’s because there will likely be less competition, and you might also end up with a pretty good deal.

There are currently 47 houses and 30 condos on the market in this price range. Here are three of my favorite properties in the pack: Continue Reading

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

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

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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