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Cool Liberty Hill Condo Hits Market

February 17, 2012 By Leave a Comment


With an awesome view deck like the one that graces 482 Liberty, who needs a yard? The 3BR/2.5BA house-like condo definitely bears “commanding” views. The main level has fabulous public spaces, a gourmet kitchen, and den. And all three bedrooms are on the upper level, which also has an additional sitting area. Two large terraces, side garden and one-car parking round out the mix. HOA dues are $300/month for this two-unit association.

This is a prime Dolores Heights location near Dolores Park, the Castro and the Valencia corridor.

List price: $1,699,000. And you know what? This property will likely get snapped up in the next week. Open Sat 2/18 and Sun 2/19 from 2:00-4:00. Go and get it.

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Video Walkthrough: 156 Duncan

February 3, 2012 By Leave a Comment


If you’re looking for a spacious, top-floor condo in a centrally located neighborhood with great natural light, parking, storage and an in-unit washer/dryer, look no further than my listing at 156 Duncan.

To get you in the door without actually making the trip, check out this video walkthrough. It will give you an excellent sense for the space and amenities:

156 Duncan: The Tour

We’ll be open this Sunday before the Super Bowl, from 1:00-3:00. Stop in and see me! Also easy to show, just give me a call at 415.823.4656 or email at ebermingham@zephyrsf.com

 

 

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Just Listed: Charming Noe Valley 1BR Condo

January 27, 2012 By Leave a Comment

If you’ve always dreamed of having a large bedroom with a sitting area and walk-in closet, allow me to direct your attention to my new Noe Valley listing at 156 Duncan Street. The 1BR/1BA condo is well appointed, with excellent 1920s period details, wonderful natural light and a top-floor position within this four-unit building.

156 Duncan is somewhat supersized; it’s about 1100 square feet. There are three walk-in closets, and we’ve set up the closet off the living room as an office so you can envision how you may use all the space. The sellers installed skylights in the kitchen and bathroom, so this unit is a nice fit for buyers who prize natural light. If you’re into giving dinner parties, the formal dining room will rock for you. If you’re not a big cook, you can use the space in a different way.

For those buyers who absolutely want an in-unit washer/dryer, the laundry room off the kitchen will make you happy.

The parking space is the best one in the building, as its garage door is exclusively used by 156 Duncan. And there’s generous storage, as well. HOA dues are $325/month. 156 Duncan is situated in an amazine location, near restaurants, shops, cafes, Muni, BART, tech shuttles and freeways.

List price is $739,000.

We’ll be open this Saturday, January 28th from 1:00-3:00 and Sunday, January 29th from 2:00-4:00. Stop in and see me!

For more details and photos, visit 156duncan.com

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First Look: The Luxe Condos in Noe Valley

January 23, 2012 By Leave a Comment

I toured The Luxe (208 28th Street) in Noe Valley this morning, and am pretty excited about this new six-unit development that’s one portatoilet away from being finished. The developer, J Branch, has thoughtfully planned the project and has made efforts to go beyond the cookie-cutter condo approach.

As I’ve noted in past blog posts, The Luxe features three 2BR/2BA units and three 3BR/3BA townhomes. Prices range from $849,000-$889,000 for the two bedrooms, and $1,389,000-$1,549,000 for the townhomes.  HOA dues range from $414-$484/month.

There’s no garden, as the building takes up the whole lot. However, they have incorporated a patio with a fireplace and grill (keep in mind they’re still setting things up):

 

All the finishes in each unit are slightly different, which is nice. All the kitchens have Viking ranges, and the two bedrooms even have wine refrigerators. Here’s a shot of the kitchen in #201 ($889,000):

And here’s the kitchen in #203 ($849,000):

Living areas were generously sized; for example, the corner unit #202 overlooks Church and 28th Streets:

The three bedrooms are even more impressive, as they span two levels and have a house-like feel. I was a fan of #301 ($1,399,000) and its large master suite (that’s a king-size bed there):

I also liked the office area on the upper level of these units:

The largest unit is #303 ($1,549,000), and this is definitely the trophy unit of the group. It features three bedrooms on the upper level and a huge master suite overlooking the patio. There are also stairs to the roof from this unit.

A parking lift system provides a space for most of the units. (This means one car is parked beneath another in a “stack” arrangement.) However, the largest unit gets a standalone, regular space. And two other regular spaces are available for $50,000 each on a first-come, first-serve basis.

For those concerned about noise from the J Church Muni line that runs past the building, I have to say that they’ve done a good job blocking out street sounds. The double-paned windows and insulation give things an air-tight feel, though that will change once you crack open a window.

If there are any drawbacks to the project, I’d say that some of the bedrooms are on the small side. And that stacked parking is not ideal (but it’s better than no parking at all).

I think The Luxe will appeal to the tech/Peninsula or downtown professionals looking for what little new construction is available in Noe Valley. The project will most likely follow in the footsteps of the Nove condos that sold rapidly in 2010. Give me a call if you’d like to check out The Luxe. I’d be happy to get you in before the first public open houses.

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Top 10 Neighborhoods for Commuting to Downtown San Francisco

December 5, 2011 By Leave a Comment

One of the more popular requests from my new buyer clients is that they need to live in a neighborhood with easy and relatively quick rail or bus access to downtown San Francisco. So I thought I’d pull together a list for all those prospective home buyers and downtown commuters out there who may be considering a home purchase in 2012. I’ve also linked each neighborhood to its corresponding profile on my Zephyr company site, so you can see stats and available homes. And if you want Muni maps, click here.

1. Noe Valley. Yes, everyone loves Noe for its retail area, wide streets, and overall appeal. But it’s also excellent if you need to get downtown regularly. The ideal commuting section of Noe is anywhere east of Sanchez. From there, you can walk to the J Church, and also to the 24th Street BART station.

2. The Mission and Mission Dolores. Just next door to Noe is the popular Mission district, with its hot Valencia restaurant/shop/cafe strip. The Mission is directly served by the BART line, which runs downtown and into the East Bay. Ideal areas of the Mission would be within blocks of either the 16th or 24th and Mission stations. And on the Mission Dolores front, you have your 18th Street BiRite/Defina/Tartine empire, which are great places to stop off on your way home from the 16th and Mission BART station, or the J Church.

3. Glen Park. In the heart of Glen Park’s downtown area is the BART hub. This is pretty accessible from most parts of Glen Park, as well as the more northern section of Mission Terrace and the eastern portion of neighboring Sunnyside.

4. Lower Pacific Heights. No rail lines service this area, but buses run frequently to and from downtown on practically every east-west street, including California, Pine, Bush, Sutter, and Post. There’s also an excellent stretch along Fillmore that offers a variety of restaurants, shops and cafes.

5. Cole Valley.  A bit more low key than its Haight Ashbury neighbor, Cole Valley is served by the N Judah. The station is located on Cole, adjacent to about three blocks’ worth of restaurants, shops and cafes. The train can get pretty crowded at peak times, but it’s definitely a direct line to downtown.

6. Duboce Triangle. The N Judah also runs through Duboce, but the residents of this very small section of San Francisco can also walk over to Church and Market for the J Church.

7. Eureka Valley/Castro. The Market and Castro Muni station is ideal for Castro dwellers, who have a variety of train lines running to downtown.

8. West Portal. Sleepier than some of the aforementioned nabes, West Portal is a very cool area with a mom-and-pop retail strip that’s pretty much the opposite of Union Street. The area is served by the L Muni line. It may take a little longer to get downtown from this western San Francisco location, but West Portal is the most convenient area west of Twin Peaks for commuting.

9. Hayes Valley. Also the keeper of a hot retail area, Hayes Valley hosts a variety of bus lines that run to Market Street, or you can walk over to the Muni stations at Market and Van Ness or Civic Center to get downtown. You can also walk downtown on a good day.

10. Dogpatch. Otherwise known as the Central Waterfront, Dogpatch became the beneficiary of a bonafide Muni line back in 2007. The T spirits residents from the easter edges of the city right through Mission Bay and past the Giants’ ballpark. And Dogpatch’s growing number of hip, high-quality restaurants are making it a destination for foodies citywide.

 

Filed Under: Cole Valley, Glen Park, Hayes Valley, Mission, Neighborhoods, Noe/Eureka Valley, Potrero/Dogpatch, West Portal Tagged With:

Holiday Deal Alert: 76-78 Prosper

December 2, 2011 By Leave a Comment

The renovated, vacant two-unit Victorian 76-78 Prosper in Eureka Valley/Mission Dolores may be the perfect place for two new owners to kick off their new year. Initially listed in early October for $1,548,000, the property had a price reduction about a month later to $1,468,000. And this week, just in time for the holiday shopping season, the sellers reduced the price again to an even more palatable $1,399,000.

If I sound a little sales-y about this property, it’s because I’m surprised it hasn’t sold yet. Both units are comparable, with nice finishes and two bathrooms each. The upper unit has two bedrooms plus a den, and the lower has two bedrooms. There are red oak floors, central heat, gas fireplace stoves in the living rooms and lovely period details such as pocket doors, picture rails, woodwork/moldings and rosettes. The garage can accommodate two small cars with independent parking (in my opinion).

The only drawback is that there’s not really a yard. And Prosper is a tucked-away street, though it’s highly central to public transportation, restaurants and cafes in the Castro and Mission Dolores. (Walk Score is 100.)

The building is perfect for two sets of buyers who can move in and start the condo conversion process after one year of owner occupancy. (From there, the conversion will likely be completed in about two years.) Individual TIC pricing is set at $734,500 for the upper and $664,500. Given what I’ve been seeing on the market in this price range, Prosper seems to offer excellent value in a location that I believe will hold its value.

Stop in this Sunday, December 4th from 2:00-4:00. And give me a call if you’d like more info! I’ll be working through the holidays.

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Wraps Off: Noe’s “Luxe” Condos Closer to Market

November 21, 2011 By 1 Comment

The scaffolding is down and the neighborhood interest is up at The Luxe condo development, which has been in the works for several years. (For a bit of history, click here.) But it looks like the six-unit project will have its official opening in January.

There will be three 2BR/2BA units priced at around $900,000, according to the listing office. Also available will be three significantly larger, two-level townhomes with three bedrooms and a bonus space in most of those units. Pricing on these units will be in the $1.3M-$1.6M range.

If you’re interested in seeing floorplans, check them out here. It looks like the developer and architect have worked hard to avoid a cookie-cutter feeling. There will be a center courtyard with an outdoor kitchen, as well as garage parking.

The Luxe is located in Upper Noe, which is the southern end of Noe Valley. I live in Upper Noe, and I can vouch for the fact that our corner of the ‘hood has blossomed in the past few years. Not only is high-profile Incanto at the next corner, but Drewes butcher, a new dog wash shop, Tataki South, Toast, Henry’s Hunan and La Ciccia are all within two blocks. The J Church stops within a two-block radius, as well, and there’s excellent proximity to the freeways. The Walk Score for this location is an 85; click here to see the details.

Give me a shout if you’d like to preview The Luxe before it opens. I’d be happy to schedule a showing!

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What You Get: Below the Median Price in Noe Valley

November 18, 2011 By Leave a Comment

Noe Valley can be a tough nut to crack for many buyers, especially those looking for single-family homes. There’s a very high demand for the location, due to the proximity to public transportation, freeways, overall street appeal, and the plethora of shops and restaurants. It’s no surprise that the median house price in the neighborhood from June  – November 2011 was $1,385,502. I thought it might be helpful to take a look at a trio of homes currently on the market for less than the median price.

First up is 1422 Douglass at Duncan:

 

1422 Douglass is a 2BR/1BA home with about 1,050 square feet. Listed at $825,000, Douglass has an open floor plan that leads to a large deck and yard. The garage accommodates two cars, and there’s also room for another car just outside the garage. Parking in this part of Noe is not too challenging, as it’s slightly removed from the 24th Street retail area. You’re a couple blocks from the dog park, playground and Safeway in Diamond Heights. 1422 Douglass was last sold for $925,000 in 2007.

Next up is 4378 Cesar Chavez at Douglass:

As you can see from the photo above, 4378 Cesar Chavez has a little of that dramatic space and volume stuff going on. This is a 2BR/2BA, 1810-square foot view home that was built in the mid 1970s. Both of the bedrooms, plus an office, are located on the main level and there’s a lovely landscaped front courtyard. The kitchen and bath are quintessential ’70s (complete with a sunken tub in the bathroom), and there are a lot of interior wood accents. But some updating could really make a difference. The lot is 26′ x 114′, which is sizeable for San Francisco. 4378 Cesar Chavez is a couple blocks from the 1422 Douglass property above, so you’re in a quieter part of Noe Valley. But you’re only about five blocks from 24th Street.

Last but not least is 601 29th Street at Castro:

601 29th Street is a Victorian box of a building. It’s detached on all three sides, which is nice. You get 3BRs/2BAs and roughly 1300 square feet. The rooms aren’t huge, but the floor plan is functional. There’s a deck and stairs off the laundry room that leads to a landscaped garden, as well as a spacious 2BR vacant in-law unit on the lower level with a new maple and granite kitchen and white bath. The garage accommodates one-car parking, and the attic may have expansion potential. List price is $1,195,000. The J Church Muni is three long blocks downhill from the house, as are a smattering of restaurants and shops.

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“Streamline Moderne” on Sanchez Lands BOM

October 19, 2011 By Leave a Comment

Noe Valley real estate junkies may recall 849 Sanchez coming on the market earlier this year—the house with the 1930s “Streamline Moderne” architecture atop Liberty Hill. The 4BR/3.5BA view home had an interesting, circular floor plan on the main level and two bedrooms (including a master suite) on the entrance level. It was listed at $3.4M in March and sold in 30 days for $3.2M.

Months later, the owners are now splitting up and have put the home back on the market (BOM) for $3.3M. (The extra $100,000 is thrown in to presumably cover selling costs.) That would be a hefty appreciation, yet nothing surprises me in Noe Valley these days. But it’s also important to note that 849 Sanchez sold in 2008 for $3.4M.

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New Eureka Valley Projects are Hit & Miss

October 13, 2011 By Leave a Comment

Though financing for new condo projects is scarce these days, there are small-scale, new construction projects popping up in the neighborhoods. I toured two such developments recently in Eureka Valley and found different levels of appeal in each.

I loved the three condos at 412 Noe (above),  located between 17th and 18th Streets. Each feature 2BRs/2BAs with 1308 square feet and independent parking.  I was a fan of the extremely central location, as well as the stylish exterior and overall level of finishes. The top floor unit was my favorite, with its office area, skylights, and elevator that opens into the unit itself. There are also nice city views. List price for the top floor is $1,1,49,000. Pricing on the other two condos was $925,000 and $979,000. These seemed like good deals for new construction in Eureka Valley, of which there is not much.

I’m obviously not the only one who thought so, as all three units went into contract in less than two weeks.

The other project I visited was Dorland Homes, about which I was far less enthusiastic:

There are two buildings crammed on to one lot. The main building consists of two tri-level 3BR/3.5BA condos with balconies and private roofdecks, as well as one two-level unit with 2BRs/2.5BAs, private balcony and patio area. Two 2BR/2.5BA, two-story homes remain in the rear property, which also provides two private patios.

List price for the rear units are each $829,000, and the front units are listed at $989,000; $1,595,000; and $1,695,000.

I wasn’t thrilled with the outlooks from any of the units; as you can see in the photo above, a nearby housing complex is an inescapable element that’s not particularly attractive. The rear units essentially face the front building, so privacy is not something you can expect. I also found the rear units to be a bit narrow. HOA dues range from $450-$581/month, and there is no elevator. Parking is stacked, meaning there is a mechanical lift onto which you need to drive some cars in order for the other to park beneath them. I’m not a huge fan of stacked parking, as the mechanisms require maintenance that could be expensive down the line. But it’s one way for developers to provide parking for multiple units.

I’m thinking that the $1.6M and $1.5M asking prices on the larger units are a tad high. You can actually buy a pretty good house in the neighborhood for that kind of money. However, for those seeking new construction condos in a central location, Dorland Homes certainly fits the bill. I believe all five condos are currently available.

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Walk Score Winners: Eureka & Cole Valleys, Lower Pac Heights

September 21, 2011 By Leave a Comment

It’s been a while since I’ve rounded up a trio of homes with high Walk Scores. Today we take a look at a two condos and one single-family home that have 90+ Walk Scores—meaning you’re in proximity to restaurants, services, shops and public transportation. 

82 Liberty, Eureka Valley
$1,150,000
94 Walk Score

82 Liberty is a top-floor condo in a two-unit building. The home has 2BRs/1.5BAs and one-car tandem parking; at approximately 1700 square feet, it’s very spacious. There’s an additional room that’s usable as an office or guest space, as well as a lovely shared garden. HOA dues are a low $80 per month. The bedroom above gives you a sense for the period detail and finishes—there’s a lot of wood. The kitchen has been updated, as have the bathrooms. 82 Liberty last sold in 2005 for $1,004,000, so let’s see if this baby has appreciated since the go-go real estate market died off. At $1,150,000, I’ll venture to say that the price is on the high side—even if you can walk around the block to Delfina and Bi Rite.

49 Alma, Cole Valley
$1,350,000
92 Walk Score

49 Alma has changed hands a few times over the past decade. The 3BR/2BA single-family home with two-car parking sold in 2002 for $1,050,000, and then again in 2006 for $1,325,000. The Edwardian home features a remodeled kitchen with soapstone countertops (above) and a newly added family room with direct access to a south-facing deck. The seller completed these and other substantial renovations subsequent to their 2006 purchase, so the current $1,350,000 list price doesn’t seem too off base to me. They also did a test run in late 2010, putting the property on the market for $1,475,000 and ultimately withdrawing it earlier this year. But maybe the current market will do the trick for this well-located home.

1961 Pine, Lower Pacific Heights
$1,200,000
98 Walk Score

1961 Pine is a pre-Victorian era condo with 4BRs/1.5BAs and one-car parking. There’s a formal dining room, spacious kitchen and southern views from the rear of the unit. HOA dues are $380.75, and there are three units in the building. 1961 Pine is the middle unit. The location is phenomenal (though Pine is a busy street), as you’re in proximity to Lafayette Park, the upper Fillmore, Japantown and Van Ness corridor. The property also has our highest Walk Score of the bunch!

Filed Under: Cole Valley, Noe/Eureka Valley, Pacific Heights, Walk Score Winners

Smackdown: Castro vs. Lone Mountain

July 7, 2011 By Leave a Comment

I love to pit properties that I’ve seen against one another, leaving the choice up to you, my readers—and potential home buyers—to decide which home would work for you. Today’s smackdown hones in on two different property types in two very different neighborhoods at the $875,000 price point.

First up is 95 Seward, just up the hill from Castro Street and situated in a very charming part of the neighborhood:

I really loved this condo when I saw it on tour this week. 95 Seward has two bedrooms, one bath, and approximately 1259 square feet. As you can see from the above living room photo, you can enjoy downtown and Bay views. The eat-in kitchen is spacious and nicely done; there’s no discrete dining room, but if you’re not heavy into a dozen people coming over, you’ll be okay. The unit could benefit from some new, stylish windows as an alternative to the existing metal-framed ones. But there are more perks: in-unit laundry, two-car parking, hardwood floors, no HOAs (owners pay as they go). There’s only one other unit in the building. 95 Seward was last sold in 2006 for $901,000.

In the other corner is 3106 Turk:

If you have your heart set on a single-family home, 3106 Turk in Lone Mountain might be a good fit for you. The home is located on the border of the Inner Richmond and Lone Mountain, so you’re in reasonable walking distance of the Clement Street restaurants and stores, and only a few blocks from Golden Gate Park. The property features 3BRs/2.5BAs and a bonus room down. The kitchen and baths could use updating, but are perfectly workable for the near term. There’s a good-sized deck off the main level, as well as a yard that has potential to be a lovely garden. There’s room for two-car parking, as well. 3106 Turk was initially listed in mid May for $899,000, so $875,000 isn’t that much of a difference. You may be able to pick this one up for less.

So which property would you prefer?

Filed Under: Noe/Eureka Valley, Richmond/Lake Tagged With:

What You Get For: $1.5M in Noe Valley

July 1, 2011 By Leave a Comment

There’s a glut of homes available in the $1M+ price point in popular Noe Valley. I thought it would be interesting to hit up the $1.5M offerings so you can compare what’s out there:

First up is 780 Elizabeth:

780 Elizabeth is a 3BR/2BA Victorian home in the desirable western part of the neighborhood. It’s just around the block from the 24th Street corridor (and one of my favorite restaurants, Firefly). The home has almost 3,000 square feet across three levels and one-car parking. It was listed in 2009 for $1,629,000 and was ultimately rented. But it’s back on for a more reasonable price.

Next up is 4280 26th Street:

Up the hill and also in the western part of Noe, 4280 26th Street features 3BRs/2.5BAs plus an office/sitting room and two fireplaces. The bathrooms and kitchen have been remodeled nicely, and there are rear decks with city views (and a hot tub). The downside is that there’s no parking, but finding a spot in this location tends to be less challenging. You instead have the very charming front garden and entrance. You’re about five blocks from the 24th Street corridor, with plenty of retail within walking distance.

654 Elizabeth

Finally, we have 654 Elizabeth, which is being sold through a trust sale (without court confirmation). The 4BR/2BA house with 2418 square feet is clean and has a large garage for the car lovers out there. Three of the bedrooms are upstairs (though the one bathroom is in the master suite). But there’s 1BR/1BA on the main level that’d be great for guests. The home has been in the same family for 80 years. By the time you’re reading this, the property could be in contract due to strong interest and an offer date set for yesterday. In terms of location, 654 Elizabeth is in a prime spot, just around the corner from the heart of the 24th Street shops and restaurants.

Filed Under: Noe/Eureka Valley, What You Get For...

Just Sold: Adorable Noe Valley Condo

June 27, 2011 By Leave a Comment

I just closed escrow on a very cute 3BR/1BA condo at 4187 26th Street in Noe Valley last Friday. Sold for $660,000, the top-floor unit of this two-unit Victorian has three good-sized bedrooms, spacious kitchen and a lovely rear deck that overlooks a truly charming English garden. And the best part? The property is in close proximity to the 24th Street corridor, J Church Muni and everything in between.

Filed Under: Noe/Eureka Valley

Open House Spotlight: Condo Charmer on Fair Oaks

June 24, 2011 By Leave a Comment

Just in time for the post-brunch Sunday open house crowd comes 359 Fair Oaks. This is an impressive top-floor condo with two bedrooms, one bath and a load of period detail. The kitchen and bathroom have been remodeled and the two rear bedrooms feature expansive views overlooking the city, downtown and the Bay. There’s a formal dining room, laundry room/pantry, storage room and one-car deeded parking. There’s only one other unit in the building, and HOA dues are $200/mo. Did I mention that the unit is 1500 square feet? List price: $879,000.

This is technically Noe Valley, but it has more of a Mission feel—so if you tend to be more hip and appreciate easy walking distance to Papalote, BART, Beretta and about 50 million other haunts, 379 Fair Oaks will fit right into your lifestyle.

Open 2:00-4:00 on Sunday. Fit it in between the Pride parade and revelry.

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