Category Archives: Noe/Eureka Valley

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

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

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.

What You Should Know About the SF Fixer Market

What You Should Know About the SF Fixer Market

Driven by high buyer demand for single-family homes, the fixer market is going gangbusters in San Francisco.

There are generally two categories of what you’d call “fixers” in San Francisco real estate. The first is the contractor special—not habitable, needs work on the foundation, roof and everything in between. Then there’s the habitable house with a clunky floor plan and expansion potential that could be transformed into someone’s dream house. Continue Reading

Bipolar Buyer Behavior Prevails Through 2016

Two recently closed sales in Eureka Valley and Buena Vista/Ashbury Heights point to the continued bipolar nature of the San Francisco real estate market.

There’s 562 Sanchez, a 4,000 square foot, four-bedroom house a block from Dolores Park. The property came on the market at the end of June for $3,950,000. After withdrawing the listing and then making a few price cuts, the sellers received an offer and the sale closed late last week for $3,500,000—$400,000 under the list price:
562-sanchez Continue Reading

SoMa Condos, High-End Houses Top Year-End Inventory

We’re approaching Thanksgiving, and that means we are officially in “year-end” territory. Buyers looking to get a deal are likely to find one in South of Market, or in the single-family home luxury market if they can spend $2,000,000+.

But there really are a variety of options out there right now. Here’s where to focus your energy if you’re aiming to purchase a condo or house before the end of 2016, along with price ranges and my picks:

Single-Family Homes
Central Richmond
What’s Available Two- to four-bedroom houses from $1,300,000-$2,500,000
My Pick 791 30th Avenue
791_30thave
791 30th Avenue was built in 1941 and is nicely updated. There are two bedrooms on the main level, and two more downstairs, with a total of 2,085 square feet. Landscaped yard and garage parking. Only one block from Golden Gate Park. List price: $1,495,000. 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

Underpricing Strategy Still Works for Sellers

Underpricing Strategy Still Works for Sellers

If you’re a homeowner who’s about to list your San Francisco property this Spring, have no doubt about where to set your list price: Well below the sale price you’re seeking.

If there’s any doubt that underpricing is the best way to jack up your value, take a gander at how things played out at 1812 Church Street. The 2BR/1BA single-family home on the border of Glen Park and Noe Valley was first listed for $1,495,000 in mid February. When no buyers materialized after two weeks, the price dropped to $995,000. A week later, the house went into contract with no contingencies, and closed on March 18th for $1,445,000. Continue Reading

Noe, Potrero Condos Looking for Qualified Buyers

My two condo listings in Noe Valley and Potrero Hill are looking for qualified buyers to make these properties their homes!

148 Duncan is a gracious, top-floor 2BR/1BA condo with a formal dining room, private deck, shared yard, independent parking and storage. It’s in a great Upper Noe location that’s near BART, the J Church, shuttle stops and freeways—not to mention the restaurants, cafes and services in Noe, the Mission and Bernal Heights. List price is $1,195,000.

Here are two of my favorite rooms at 148 Duncan:
148Duncan LR1 Continue Reading

Just Sold: Noe Valley Senior Condo

Just Sold: Noe Valley Senior Condo

I first listed the adorable 1BR/1BA condo at 3953 24th Street #6 in a prime Noe Valley location back in October 2015. The building was zoned for occupants 62 or older, so the buyer pool was limited. We had a few serious buyers through, and one accepted offer that ended up unfortunately falling out of contract.

We decided to continue marketing the property, knowing that the new owner of the senior condo would come along sooner or later. And she did, in mid December. My seller accepted her offer at the full $550,000 price, with a big contingency: The buyer had to first sell her own house out of the area, and then could purchase 24th Street. Continue Reading

New Listing: Fully Loaded Noe Condo

New Listing: Fully Loaded Noe Condo

I’m proud to present my new listing at 148 Duncan Street in Noe Valley. It checks all the boxes: two large bedrooms, formal dining room, remodeled kitchen and bath, private outdoor space and charming period details.

One-car parking, abundant storage and shared garden are in the mix, too!

The condo is perfect for South Bay or downtown commuters, as 148 Duncan is situated near freeways, BART, Muni and tech shuttle stops. We’re also a quick shot away from the restaurants, shops, bars and cafes in Upper Noe, the Mission and Bernal Heights.

List price is $1,195,000, and you can see more photos/details at our property Web site.

First opens are this Saturday 2/6 from 2:00-4:00, and Sunday 2/7 from 12:00-2:00, before the Super Bowl game and festivities kick off. Looking forward to seeing you then!

Another 5-Star Yelp Review from Happy Clients!

It’s always gratifying to have happy clients at the end of a transaction. My latest unsolicited Yelp review comes from my clients who bought their house in Noe Valley last month: (click on review to enlarge):

yelpreview_kwongs

Please get in touch if you’re getting ready to jump into the market—or sell your property. I am able to take on new clients and would love to talk with you! I’m at 415.823.4656 / ebermingham@zephyrsf.com

Just Sold: Renovated Noe Valley Victorian

Just Sold: Renovated Noe Valley Victorian

My clients purchased the beautifully renovated 4BR/3BA Victorian in a prime Noe Valley location at 1381 Sanchez just before Christmas.

1381 Sanchez has amazing curb appeal and presence. Past owners gutted and renovated the interior across two levels, while preserving desirable Victorian details such as ten-foot ceilings and moldings. But they also added skylights and created an open floor plan that’s excellent for entertaining. Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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