Category Archives: Noe/Eureka Valley

What You Could’ve Bought for Below 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. November brought with it some sales that veered from the typical pattern, in neighborhoods where it absolutely is the norm to overbid. Congrats to these buyers and sellers who wrapped it up before the end of the year:

136 6th Avenue
Lake Street
List Price: $3,125,000
Sale Price: $2,650,000
Days on Market (DOM): 39


136 6th Avenue was a single-family house with a legal one-bedroom apartment down (used as an office by the former owners). The location at 6th and Lake was excellent, and perhaps this home suffered from less-than-stellar marketing (no word yet if the red tea kettle and the pepper mill were included in the sale). Continue Reading

What You Can Buy: Condos With Walker’s Paradise Scores

Location counts for a lot in San Francisco, and most condo buyers want to live in neighborhoods that offer services, restaurants, shops and public transportation in walking distance. I thought I would highlight a few of my favorite properties currently on the market that have excellent Walk Scores. Here are my picks:

77 Jersey
Noe Valley

3BR/1BA, 1 tandem pkg
HOA dues: $473.33/mo
List price: $1,349,000
Walk Score: 96

77 Jersey is an ideal location for buyers who take BART, and want to be a block from the 24th Street corridor that runs through both Noe Valley and the Mission. The condo itself is a handsome, first-floor unit with a formal dining room, eat-in kitchen and a nicely remodeled bathroom in an Edwardian building. Continue Reading

The 5 Best Neighborhoods for NY Transplants

I moved to San Francisco from New York twenty years ago, and frequently work with many New Yorkers who have relocated here. New York is definitely a world of its own, and I must admit that I was a bit worried when I moved to San Francisco; in my mind, I’d have to drive everywhere, and things wouldn’t be as central. After all, San Francisco’s layout is different in that downtown feels like Manhattan, but everywhere else seems like outer borough neighborhoods strung together—at least, at first. It takes some time to realize that many San Francisco areas are little New Yorks unto themselves. Continue Reading

Just Sold: Vacant View Edwardian Duplex in Noe Valley

Just Sold: Vacant View Edwardian Duplex in Noe Valley

My client closed last week on the purchase of two vacant units at 4151-4153 23rd Street, and he is thrilled!

Situated on in a prime location on 23rd Street between Castro and Diamond, the building has a two-bedroom/one bath upper unit with beautiful southern views from the rear bedroom. The lower two-bedroom unit spans two levels and has its own private deck. There’s a huge yard with tons of potential, a one-car garage and an amazing neighborhood location near all the shops and restaurants that line nearby 24th Street.

4151-53 23rd Street sold for $2,100,000.

And I thought I would toss in the testimonial my client, Andy, wrote about his experience working with me (click on the review for a larger image):

Congratulations, Andy, and it will be great to have you in the neighborhood!

What You Could’ve Bought: Houses 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:

148 16th Avenue
Lake Street
List Price: $4,250,000
Sale Price: $3,775,000
Days on Market (DOM): 37

Buyers are seeing the most discounts in the luxury market, and 148 16th Avenue was no exception. The home was extensively renovated in 2006, and had a nice open floor plan on the main level. Big master suite, and large yard. There was also a detached rear cottage. The property came on the market at $4,250,000 but the sellers cut the price to $3,825,000 and a buyer came in a week later. Continue Reading

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

The Most Overbid House ‘Hoods in San Francisco Right Now

Buyers have had no qualms about dramatically overbidding for single-family homes in West Portal, Westwood Park/Highlands, the Central Sunset, Ingleside Heights and Miraloma Park this year.

Those neighborhoods are seeing an average overbid of 20 percent. West Portal actually had five homes sell for between 30 and 50 percent over list price this year.

The selling pattern within individual neighborhoods is a useful data point for sellers when it comes to setting a list price—and for buyers as they decide how much to offer for a property. The traditional pattern in San Francisco has been to list low and sell for more. In general, single-family homes in popular neighborhoods and at price points under $2M tend to get the highest overbids.

I did a quick analysis on the single-family home market and flagged the neighborhoods that are experiencing the highest levels of overbidding. Here are the hot spots now, according to the average overbid percentage year to date:

West Portal 22%
Westwood Park/Highlands 21% Continue Reading

Spring’s Overbidding Trend: Pay $500,000+ To Get That House

Spring’s Overbidding Trend: Pay $500,000+ To Get That House

The list low, sell high pattern in San Francisco real estate has been going on for years. But a trend surfacing in April points to the willingness of some buyers in the $2,000,000-$3,000,000 range to pay anywhere from $500,000-$800,000 over asking for a single-family house to “win” their personal bidding wars.

That’s what five sets of buyers did last month, in neighborhoods as varied as the Central Richmond, Forest Hill, Forest Hill Extension, Ingleside Terrace, Eureka Valley/Mission and Bernal Heights. Let’s take a look: 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.

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

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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