Category Archives: Noe/Eureka Valley

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

Buyers and Sellers: Use October Sales as Your Guide

We’re well into the Fall real estate season, and the holiday home stretch is just around the corner. October numbers will be the best guide for buyers and sellers as they respectively decide how much to offer and how much they want for their homes.

Here’s where we are right now in the market. 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: October 28, 2015

A good portion of the Fall inventory is on the market, but there are some properties quietly being marketed outside the MLS. Here are my picks for this week:

507 Capp / Mission
Grand 5BR/6BA renovated Edwardian on three levels, garden, 3 pkg
$4,400,000

2771 38th Avenue / Outer Parkside
3BR/2BA remodeled house, 1 parking
$895,000

555 4th Street #513 / SoMa
2BR/1BA, 1 pkg
$1,050,000 Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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