Category Archives: Mission Bay

What’s On The Condo Market: February 2016

What’s On The Condo Market: February 2016

There are more than 300 condos on the market right now in San Francisco, so there’s a good chance one will be a fit for you if you’re looking to buy one. Here’s a look at what’s out there in the one-, two- and three-bedroom market segments:

One-Bedroom Condos
Number Available: 85
Median List Price: $849,000
Neighborhoods With the Most 1BRs: South Beach; Lower Pacific Heights; SoMa/Yerba Buena; South Beach; Van Ness/Civic Center
Least Expensive 1BR: 750 Great Highway #2 ($489,000) in the Outer Richmond. Reasonable floor plan, in-unit laundry & dishwasher, and located right across the street from the beach.
Most Expensive 1BR: It’s a tie! 650 Delancey (Oriental Warehouse) #416 and #304 in South Beach, both listed for $1,695,000. #416 is a top floor 1BR that could be used as two bedrooms, shiny red kitchen and parking. #304 has a master bedroom plus office, neutral color scheme, and parking. Both are clocking in at $1,157-$1,213/square foot, which is right in line with market prices.
My Value Pick: 246 2nd Street #905 ($775,000), in Yerba Buena. This unit has a walk-out terrace with city views, in-unit laundry, storage and parking. Continue Reading

What You Can Buy: 21 Days or More on the Market

What You Can Buy: 21 Days or More on the Market

There’s plenty of single-family home and condo inventory on the San Francisco market right now, and you may be surprised to know that more than half of those properties have been on the market for 21 days or more. That means offer dates have come and gone, and sellers will have some decisions to make as time goes on.

The high end of this 21+ days on market (DOM) portion of the market is well represented: The average price of a house is $2,976,744, and $1,584,750 for a condo. Continue Reading

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: 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 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
$2,195,000
207king_706
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: 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

Condo Overbids Calm Down in June

I received a lot of comments and emails on my post earlier this week about house sales in San Francisco that didn’t require overbidding in June. The big question: “What about condos?”

The good news for buyers is that even more condos are selling for less than or at their list prices. But do note that these sales aren’t happening in the most popular neighborhoods. If you’re open to areas that aren’t Noe Valley, the Mission, Pac Heights or NoPa, there are plenty of opportunities out there—particularly in high-rise buildings where there are many units.

Here’s the lineup of resales reported in June that were marketed through the MLS: Continue Reading

Sales Volume Down, Prices Up in Q1 2015

The big news for the first quarter of 2015 is that sales volume dropped like a rock compared to Q4 2014.

But prices edged up even higher.

Bottom line: There were 41% fewer single-family home and 28% fewer condo sales in the first quarter of this year. Of course, the first quarter of any year is typically slower due to buyers and sellers recovering from the holidays. But given the frothy nature of the market right now, I would have expected a touch more volume.

Here’s a snapshot of how things went down in the two most popular segments of the real estate market: Continue Reading

Location is #1 Priority for 1BR Condos

The one-bedroom condo is a popular choice in San Francisco. Of course, one bedrooms have their limitations and aren’t for everyone. Because of the narrower buyer pool, you can increase your chances for good resale value by purchasing a unit in a desirable neighborhood central to services, public transportation, and restaurants/cafes.

The average price for a 1BR condo has jumped in recent years. It’s $791,306 as of the time period from December 2015-March 16, 2015. 14% of the 182 1BRs sold had price tags in excess of $1M. Continue Reading

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!

Live the San Francisco Lifestyle in Mission Bay

Live the San Francisco Lifestyle in Mission Bay

We’re in our second and final weekend of showings for my 2BR/1BA view condo at 300 Berry #1010 in fast-growing Mission Bay. Situated in the southwest-facing corner on the tenth floor, this unit has it all—amazing outlooks, in-unit laundry, gas range, fantastic finishes and parking/storage.

Arterra also has excellent amenities like a view roof deck, community lounge, fitness room, 24/7 attended lobby and guest suite. The building is LEED Silver-certified, a huge plus on the green construction front. HOA dues are $505/month, which is below average for the neighborhood. Continue Reading

Just Listed: View Condo at Arterra in Mission Bay

Just Listed: View Condo at Arterra in Mission Bay

Just down the street from all the World Series action at AT&T Park is my new two-bedroom condo listing at Arterra (300 Berry Street). This corner unit has fabulous views of Twin Peaks, The Bay, Mission Creek and more. And it has all the amenities—parking, storage, in-unit laundry, as well as 24/7 lobby attendance, a gym, guest suite, and view roof deck.

Arterra is LEED Silver certified and also has reasonable HOA dues in comparison to other buildings in the neighborhood. List price is $979,000.

Next open will be Sunday, 10/26 from 12:00-2:00. Stop in and see me. Go, Giants!

What You Can Buy for Under $1M with Bay & Bridge Views

If your budget is under $1M and you want a condo with views, your best bets will be neighborhoods like South Beach and Mission Bay. Real estate is roughly around $1,000/sq foot there, so if you manage to snag a property with Bay views, you’ll really be getting the best bang for your buck.

Here’s a look at three condos with views in popular buildings that are near 280, Caltrain, BART, Muni, AT&T Park, and renowned restaurants: Continue Reading

The Most Competitive Condo Markets in San Francisco Right Now

One of the keys to success in the current San Francisco market is knowing which neighborhoods are the most competitive. Armed with that intel, you can more easily gauge how much to offer on a property, or what list price will work to your advantage.

As many of my regular readers know, I’ve been running a feature highlighting extreme overbidding for several months, regularly inducting new members into the SF Overbidders Club. The reality is that we have many neighborhoods in San Francisco that are showing double-digit overbid percentages, and it’s important to know what the selling patterns are when you’re determining values.

When it comes to the San Francisco market, these patterns can change pretty quickly. My sales data is based on reported MLS sales in the time period April 1 – May 12, 2014, so it’s the most current info available. Continue Reading

1BR Prices Soar in SoMa

It’s not news that the South of Market, South Beach and Mission Bay markets have improved dramatically over the past year. The fury with which buyers are snapping up 1BR condos is whipping through these neighborhoods. This is somewhat atypical, in that 1BR units tend to have a narrower buyer pool. But for first-time home buyers looking for proximity to downtown and hip neighborhoods, 1BR condos are a great bet.

Even buildings hard hit by foreclosure and short sale activity in recent years are on the upswing. Take The Palms, for example, at 555 4th Street. You couldn’t give away a unit there at one time, and prices for units plummeted. But welcome to 2013: You’ll be competing with 15 other buyers for that 1BR listed in the high $500,000s. And you can expect to see a few cash buyers in the mix, too. Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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