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What You Can Buy: North End Condos for Up To $1M

May 17, 2013 By Leave a Comment

It can be a challenge to find a 2BR condo with parking in classic San Francisco neighborhoods such as the Marina, Nob Hill, and Pacific Heights. Today we look at three properties that fit into that price range:

1655 Chestnut #302
The Marina
2BR/2BA, 1100 sq ft
HOAs $523/month, 1 pkg
$965,000

The Scoop: One of the few properties that isn’t in a liquefaction zone in the Marina, 1655 Chestnut #302 boasts a top-floor position in an 11-unit building, along with neighborhood views from the living/dining areas. Well appointed with Brazilian cherry wood floors throughout, the unit has a remodeled kitchen with high-end appliances, and skylights. The building has a roof deck, garden/BBQ area, storage, and an elevator.

The Location: 1655 Chestnut is about three and a half blocks from the heart of the Chestnut Street retail area, so you’re out of the fray a bit and don’t have to deal with constant activity outside your door. It’s also an excellent location for North Bay commuters, who can jump on Lombard and head to the bridge. Many bus lines run nearby to downtown, as well.

Background Check: The unit last sold in 2007 for $951,000.

939 Jackson #202
Nob Hill
2BR/2BA, 1088 sq ft
HOAs $397/month, 1 pkg
$939,000

The Scoop: 939 Jackson #202 is perfect for the Nob Hill buyer on a budget. Though you don’t get views, you do get decent space in a newer, 2005-built property. The unit has nice finishes and an open kitchen/living/dining room floor plan. Bedrooms aren’t huge, but are nicely painted. Jackson is right on the cable car line (though the unit is located at the rear of the second floor, so it’s quiet). And there’s a great roof deck with 360-degree views.

The Location: The only problem here is that you may have more house guests than you might want; you’re in walking distance to North Beach, Russian Hill, Chinatown, downtown, and Union Square.

Background Check: #202 just sold in June 2012 for $903,000. #301 in the building is currently in contract with a list price of $949,000; that unit had views from every room and was one floor up.

2315 Divisadero, Unit S
Pacific Heights
2BR/1.5BAs, 1115 sq ft
HOAs $432/month, 1 pkg
$879,000

The Scoop: My favorite of this trio, 2315 Divisadero unit S has newly reinvigorated common areas and gets great natural light. It’s on the top floor of a nine-unit building constructed in 1962, and has an open dining/living area. The kitchen is on the small side and is tucked at the rear of the unit, but it’s totally workable and clean. The master has only a half bath, but it’s better than one bathroom for the whole place. The unit’s hardwood floors have recently been refinished, there’s a wood-burning fireplace, and designer lighting fixtures. And don’t forget about those common areas, they’ve been painted, had carpet replaced and new front doors for each unit installed (with plantation shutters for the hall windows on the way). There’s an elevator in the building.

The Location: Though you’re right on Divisadero, the unit is quiet with the windows shut and you can’t beat the central location.

Background Check: Six of the nine units are rentals, so your choice of lenders will be limited to First Republic. No 30-year fixed loans available, but you can get a 15-year fixed at a low interest rate.

Filed Under: Condos, Marina, Nob Hill, Pacific Heights, What You Can Buy Tagged With: ,

Heights Smackdown: 3BR House vs Condo

March 15, 2013 By Leave a Comment

Pacific Heights and Corona Heights are two very different neighborhoods. But today we take a look at what you can get for your money in both places in the $1,350,000-$1.4M range:

1907 Lyon / Sacramento
Pacific Heights
3BR/1BA, leased parking
$1,350,000

Boasting nice curb appeal and period detail, 1907 Lyon is situated on the border of Pacific/Presidio Heights and is within walking distance of Laurel Village, as well as the shops and restaurants along Sacramento Street (not to mention the Presidio itself). The house is more of a condo alternative, given that it’s smaller in scale than the larger homes you typically see in the area. No yard, but you have all three bedrooms on the upper level, and a generous living space downstairs. The kitchen and bathroom are nicely remodeled. (Yes, there’s only one bathroom, but you can expect a compromise when you’re looking in this price range for a house in Pacific or Presidio Heights.) There’s no garage, but the sellers have leased parking at a garage half a block away, across from the library and are including one year’s worth of parking in the sale. There are also plans available for adding that second bathroom on the main level. 1907 Lyon was last sold in 2009 for $1,230,000.

84 Mars
Corona Heights
3BR/2BA, 1 pkg
$1,390,000

At the other end of town is the condo at 84 Mars in Corona Heights. This multi-story property houses two condos, and 84 Mars covers the top two levels of the building. And the good news is that there’s an elevator. The living room features soaring ceilings, a gas fireplace, private balcony and views of the City and Bay. The master bedroom upstairs has a bathroom with limestone finishes, a steam shower and Jacuzzi tub, and overlooks the garden. The third bedroom is a loft-style space and overlooks the living room. Location is convenient to the Castro and Cole Valley, though you can expect a bit of a walk to each. 84 Mars was last sold in 2007 for $1.2M.

Filed Under: Condos, Corona Heights, Pacific Heights Tagged With: ,

Buyers Turn to TICs in Tight Market

February 4, 2013 By Leave a Comment

As condo prices climb and low inventory persists in centrally located neighborhoods, San Francisco buyers appear to be more willing to take on TICs.

A total of 66 TIC interests sold in the last quarter of 2011, at an average price of $594,127. However, buyers snapped up 94 TICs in Q4 2012, and the average price shot up by about 9% to $645,091.

In a city where the average condo price is almost $1M, TICs still represent a more affordable path to home ownership—particularly where 2BR units are concerned. Almost half of the TICs sold in the last quarter of 2012 were 2BRs, with 1BR TICs representing 32% of the total sold. The least popular TIC type was the 3BR+ unit; only 22% of buyers purchased those.

The TIC market has always been a niche one, with far less units selling than that of condos. (For example, 671 condos sold in Q4 2012 in comparison to those 94 TICs sold in the same time period.) But those TIC numbers could increase in 2013, particularly in neighborhoods such as the Mission/Mission Dolores, North Beach, Lower Pacific Heights and NoPa, which represented the most popular areas for TIC sales late last year.

I checked out a few TIC offerings on my broker tour last week, and in most cases, listing agents reported distributing multiple disclosure packages to interested buyers, as well as offer deadlines. There was a time when TICs would sit on the market for an average of 90 days, but that doesn’t seem to be the case in the current market.

TICs still carry unique risks. For example, the type of financing they require (fractional) lets you avoid a lender foreclosing on the entire building. But you’re still on title with multiple owners, which requires everyone to share responsibilities such as paying property taxes. And fractional financing is only offered through adjustable-rate loans, which can increase over time and leave you vulnerable to higher mortgage payments in the future. Additionally, your lender pool will be small. So if you’re looking to refinance, you’ll be limited to the interest rates those two or three lenders will be offering.

But a TIC is a bonafide homeownership opportunity in a city where rents have managed to hit all-time highs, and where a 2BR condo costs an average of $919,796.

Filed Under: Haight/NoPa, Market News, Mission, North Beach, Pacific Heights, TIC's & Multi-Unit Bldgs Tagged With: ,

First Look: The Heights Condos in Pacific Heights

January 16, 2013 By Leave a Comment

I toured The Heights yesterday, a 13-unit, two-building condo development on California and Divisadero on the border of Pacific Heights/Lower Pacific Heights. There are two- and three-bedroom residences available, all with parking and unique floor plans. Finishes are all high-end, running the gamut from Bertazzoni ranges and Liebherr refrigerators to Carrera marble and quartz countertop islands and Heath Ceramics backsplashes.

The more desirable of the two buildings fronts California Street and has nine condos over a commercial space (and an elevator). Four of the units have list prices ranging from $1,249,000 for a 2BR/2BA, 1273-square foot condo to $1,949,000 for a 3BR/2BA, 1920-square foot unit. (They’re waiting to see how sales go on these initial units before pricing the remaining condos, which range in square footage from 1,371-1,693.)

I liked the least expensive unit of the bunch, which was #3C. This is a 3BR/2BA for $1,249,000 and it had a great patio that spans the width of the unit and is situated right off the main living area:

The bedrooms in #3C all face a small interior courtyard, so you don’t get any views. But this unit is all about the outdoor space. The master is one floor up, so it’s pretty private if you want separation from a guest bedroom.

I also walked through the top-floor units, many of which have large private rooftop spaces accessed via staircase within the condo. The floor plans vary; for example, in #8C (listed for $1,949,000) the bedrooms have south-facing outlooks and get great light.

The building that fronts Divisadero has four condos and is a little less posh. Its units range from 1,768-2,000 square feet. There’s no elevator, for example. #1 has a small kitchen area, though nicely done:

There were two bedrooms on the main level, and a staircase down to a family room and bathroom:

#1 didn’t get great natural light, but it does have usable space.

I liked #3 a bit better. That has two bedrooms on the entrance level, and includes a master bedroom with a cute bathroom “window” that reminded me of a hotel I stayed in during a Bali holiday:

The upper level in #3 has the same open living/dining/kitchen floor plan, with a skylight over the dining area and a staircase to the private rooftop area. There’s also another room that has a closet and is being called a bedroom. But as there’s no window, I would define this as a den.

There’s no pricing available for the Divisadero building just yet; they’re basically seeing how things go with the first four California building unit sales. Offers on the first four units will be reviewed on January 21st or 28th, depending on which condo you’re interested in.

HOA dues are between $300-$500/month. The commercial spaces so far include a vegan restaurant, dentist’s office and “something really exciting” that’s not been announced yet. There’s storage available and there are 18 parking spaces, which means you can try to arrange for more than one space if you get in early enough.

Overall, I liked the California building and thought the units were priced realistically (a bit more than $1,000/sq foot) for new construction in a central area that doesn’t often see much “in-fill” development. (It’s not as if you can plop a 13-unit development in the middle of a prime Pacific Heights block.) Based on my recent sales in other new developments, I can say that $1,000/sq foot is roughly the going rate, particularly if you’re getting parking and private outdoor space. You can check out the Web site here for floor plans and more details on the development. I’m a fan, and would be happy to take you through the project if you’d like. Just give me a call at 415.823.4656 or email at ebermingham@zephyrsf.com.

Filed Under: Condos, New Developments, Pacific Heights Tagged With:

Holiday Roundup: What’s Left?

December 12, 2012 By Leave a Comment

Every year at this time, San Francisco real estate inventory begins to dwindle. Our broker tour sheets go from 40 pages to five, and less sellers put their homes on the market. However, there are some solid properties out there that are worth considering. I decided to showcase three of them today, in case they might fit your bill:

901 Rockdale
Miraloma Park
3BR/2BA, 1 pkg
$1.1M

Though it has odd curb appeal, 901 Rockdale has a nice floor plan and convenient location. This 1928 Tudor-style house has a living room with cathedral ceilings and a fireplace, and the window perfectly frames the Marin Headlands and surrounding homes (above). The formal dining room leads to the remodeled kitchen, and there are two bedrooms on this level. Downstairs is a third bedroom and separate bath. Square footage is on the small side, so this isn’t a sprawling home that could accommodate a lot of people. 901 Rockdale initially came on the market listed at $1,025,000, but fell out of contract and came back on at the current $1.1M price. This may be a good time to negotiate something. The house is situated just across Portola from the West Portal retail area, and is also right down the road from Mollie Stone’s.

2295 Vallejo #401
Pacific Heights
1BR/1BA, 1 pkg
$985,000

There’s a limited number of homes in San Francisco with these kind of views, so you pay dearly for them when such homes become available. In this case, you have a roughly 830 square foot, top-floor condo in Pacific Heights Place, a 43-unit building constructed in 1975. The kicker is the private terrace that’s perched above Vallejo and Fillmore Streets. 2295 Vallejo #401 has been recently remodeled, but this is all about the views, terrace, and prime San Francisco location. The buyer for this unit will value the latter two attributes above all. HOA dues are $423/month, and there’s an elevator in the building along with shared laundry. This condo has been on the market at this price since the summer, so maybe there’s a buyer out there who can break the stalemate?

365 Connecticut
Potrero Hill
2BR/2BA, 1 pkg
$829,000

On the market since the end of November, 365 Connecticut is a well-appointed first-floor condo in a two-unit building. This property has the elusive second bathroom, along with a remodeled kitchen and nice period details throughout. There’s a spacious shared yard, as well as one-car garage parking, extra storage and private washer/dryer. HOA dues are $250/month. The location at Connecticut and 18th is exactly where you want to be in Potrero, so for anyone looking for a nice condo in a good Potrero location, 365 Connecticut is it. This unit last sold for $800,000 in 2006.

Please contact me at 415.823.4656/ebermingham@zephyrsf.com if you’d like to see any of these properties. I’ll be here for the holidays.

Filed Under: Home Buyer Tips, Miraloma Park, Pacific Heights, Potrero/Dogpatch

Smackdown: Pac Heights Condo vs. Anza Vista House

November 16, 2012 By 2 Comments

What can you afford at the $900,000 price point when it comes to a house or a condo in two very different neighborhoods? We look at two options in the current inventory—one in a classic San Francisco neighborhood, and one that’s in a lesser-known but convenient location. Which would you choose?

1950 Gough #201
Pacific Heights
2BR/1.5BA, 1210 sq feet
$899,000

This spacious condo at 1950 Gough #201 is located in a 1920s elevator building across from popular Lafayette Park. The unit faces Clay Street, with views to the park. There’s a beautiful bedroom with a wall of windows and walk-in closet, and another bedroom with two walk-in closets. The kitchen has been remodeled, and the full bath features classic white tile. One-car parking is included; laundry is shared at the garage level. There are 35 units in the building, and HOA dues are $567.67/month. This condo is an excellent fit for buyers looking for a well-appointed unit with classic San Francisco architecture in a Pacific Heights location that’s close to Fillmore Street, the Van Ness corridor and bus lines to downtown. 1950 Gough #201 was last sold in 2010 for $927,500, so we’ll see what the current market yields.

2070 Ellis
Anza Vista
2BR/1.5BA, 1327 sq feet
$899,000

Built circa 1900, the lovely Victorian single-family home at 2070 Ellis has two bedrooms plus a double-parlor space (meaning you don’t need to make half of the double parlor a bedroom). There’s a remodeled chef’s kitchen, family/dining area, and French doors to a large patio/garden. And two-car parking, too. The only drawback here is the location, which is sort of between Lower Pacific Heights and NoPa, and adjacent to Western Addition. However, if it’s convenience you’re looking for, 2070 Ellis fits the bill. You can catch the Geary bus downtown, and walk to the aforementioned neighborhoods.

Filed Under: Pacific Heights Tagged With: , ,

Smackdown: Central Sunset House vs Pac Heights Condo

October 12, 2012 By Leave a Comment

San Francisco’s property value ranges largely depend upon location. For example, you’ll get more square footage and amenities for your money in a house in the western part of the city vs. one that’s situated blocks from public transportation that’s only a few stops from downtown. And in general, a house in the western part of San Francisco will have a value equivalent to a condo in the north end.

To give you an idea of the values, today’s Smackdown pits a house in the Central Sunset against a condo in Pacific Heights:

1462 30th Avenue
Central Sunset
3BR/2BA, 1500 sq ft
$849,000

1462 30th Avenue is an utterly charming, Spanish/Mediterranean home built in 1928. It features wonderful period details such as coffered cover ceilings and built-in rounded shelving. There’s a formal dining room, remodeled kitchen and two bedrooms at the rear of the main level. Downstairs is another bedroom/bath, as well as a newly carpeted bonus room and laundry room. Garage accommodates one car, and you can also enjoy a landscaped yard. The property is located right near the N Judah line, and is only 2.5 blocks to Golden Gate Park. This is a great home for buyers who want to stretch out and have plenty of room across two levels of living space.

2542 Sacramento #303
2BR/1BA, 1106 sq ft
$849,000

2542 Sacramento #308 is a top-floor condo in a nine-unit, 1960s building located between Fillmore and Steiner. It has a stylish kitchen, bedrooms with spacious closets, great natural light and a two-car tandem, private garage. Laundry is shared on the lower level. HOA dues are $584/month. This condo was in contract and just came back on the market, so it may be a good opportunity for the buyer who wants to be a block and a half from Alta Plaza Park, as well as within easy walking distance of all the conveniences on the Fillmore corridor.

Filed Under: Condos, Pacific Heights, Sunset/Parkside

Walk Score Winners: Eureka, Lower Pac Heights, Telegraph Hill

August 17, 2012 By Leave a Comment

I specialize in finding centrally located properties for buyers, so I thought I’d showcase a trio of homes with excellent Walk Scores and which are situated in very desirable neighborhoods.

82 Chattanooga, Eureka Valley
$1,395,000
92 Walk Score

82 Chattanooga (above) is a detached, 3BR/2BA single-family home with a remodeled chef’s kitchen, walk-out garden, two-car parking and various seismic and system upgrades. The floor plan is all on one level, so it has somewhat of a condo feel. But 82 Chattanooga is right near the J Church Muni line (like, the train runs behind the lot), and is about four blocks from Dolores Park. You’re also in walking distance of the Mission restaurants and cafes. Heading south, you’re about two blocks from Noe Valley’s 24th Street retail area.

8 Cottage Row, Lower Pacific Heights
$619,000
100 Walk Score

8 Cottage Row (above) is part of the historical Cottage Row district. Cottage Row itself is a little side street situated between Bush and Sutter and Fillmore/Webster. This condo is a 2BR/1BA with about 700 square feet. It has a decent-sized kitchen and bathroom, two discreet bedrooms and a living room. And let’s not forget the in-unit washer/dryer. Only drawback is that the unit is located on the ground level, which means people can walk by your windows and look into the unit on both the Cottage Row and Bush Street sides. (But there are ways to address that.) Constructed in 1885, the four-unit building doesn’t have a garage. But for God’s sake, you’re half a block from Fillmore Street and near a variety of bus lines to downtown. HOA dues are $400/month, but they’ll be going down to $300/month at the beginning of next year.

368 Vallejo, Telegraph Hill
$999,999
98 Walk Score

Have a hankering for a small single-family home pied-a-terre near the waterfront, Bay Club, Ferry Building and Jackson Square? 368 Vallejo is a 900-square-foot 1BR/1.5BA slice of a property that may do the trick. Featuring an open-plan kitchen, laundry, and office area across two levels, the home also has a sheltered patio. It was rebuilt in 2005 and has a nice sense of style. No parking, but who needs a car when you can step outside your door and walk everywhere from one of San Francisco’s iconic neighborhoods?

Filed Under: Condos, Noe/Eureka Valley, Pacific Heights, Telegraph Hill Tagged With: , ,

Walk Score Winners: Cow Hollow, Cole Valley, South Beach

June 4, 2012 By Leave a Comment

These condos in the $1.2M range are great options for anyone looking for a spacious, centrally located property in proximity to restaurants, cafes, shops and services:

2912 Fillmore, Cow Hollow
$1,175,000
95 Walk Score

2912 Fillmore (above) is a top-floor 3BR/2BA, 1367-square foot condo in a six-unit building. It has an updated gourmet kitchen open to the living room, and lovely period detail throughout including high ceilings and moldings. The living room features Golden Gate Bridge and Bay views, and there’s a common roof deck, too. No parking, but you basically fall out your door and are in the midst of all you’ll need. HOA dues are $314/month. 2912 Fillmore was on the market in March and was tenant occupied, but the unit is vacant now.

1416 Shrader, Cole Valley
$1,195,000
91 Walk Score

1416 Shrader (above) is located in the heart of desirable Cole Valley. This top-floor, Edwardian condo has been renovated and offers 3BRs/1.5BAs across 1634 square feet. The living room has a fireplace, and there’s a kitchen open to the dining room which has a wall of windows and built-in bench seating. There’s a 320-square foot bonus room adjacent to the shared garden that’s ripe for future development as an office or guest space. One-car parking is included, and the HOA handles expenses in a pay-as-you-go situation. 1416 Shrader is a short distance from downtown Cole Valley, as well as the Muni line there.

501 Beale #10h, South Beach
$1,174,900
89 Walk Score

The Watermark is one of my favorite South Beach buildings. This corner unit (above) has 2BRs/2BAs with 1161 square feet. There are pano views to the east and south, as well as a large private balcony. Corner unit #10h features maple floors and marble baths. Amenities at The Watermark include 24/7 concierge, fitness center, pool and BBQ. HOAs are $750/month, but that covers the aforementioned amenities, as well as one-car parking. The building is a stone’s throw from the Giants ballpark, Market Street and Embarcadero transportation, and numerous restaurants and cafes.

Filed Under: Cole Valley, Pacific Heights, SoMa/South Beach Tagged With:

What You Can Buy for $1,849,000 in Pac Heights

May 31, 2012 By Leave a Comment


If you’re currently in the market for a 3BR/3BA, two-level condo in a renovated building with two-car parking and a good north-end location, you can expect to pay close to $2M. At least, that’s the knowledge gleaned from last week’s closed sale at 3150 Clay (above).

This lower unit in a two-unit Edwardian building had a private patio, landscaped and shared garden, and high-quality finishes throughout. The sellers had renovated the foundation, plumbing, electrical and roof, too. List price was $1,575,000, and that was obviously a starting point for the 16 buyers who submitted offers and aimed to make 3150 Clay their own. The unusual part? The successful buyers actually needed a loan and didn’t trump everyone with an all-cash offer. (They just paid the highest price.)

Filed Under: Pacific Heights, What You Can Buy Tagged With:

Preview: 1840 Washington in Pacific Heights

February 10, 2012 By Leave a Comment

I took a first look at 1840 Washington this week, the new 26-unit condo development in Pacific Heights. To recap previous posts, 1840 Washington features a mix of one-, two-, and three-bedroom homes. Pricing starts at $725,000 for 1BRs, and hovers in the $800,000s-$1,039,000 for larger units.

I checked out multiple units on each of the eight floors, which is somewhat like being a kid in a candy shop for a Realtor. Approximately four of the 26 units are sold, so 1840 Washington is in good shape for having not done a full marketing push yet.

1840 Washington is in the midst of a busy area, across from the Academy of Art, next to the 1800 Washington condo complex and around the block from House of Prime Rib (!). Its exterior and overall building feel is very much in line with surrounding properties. This isn’t really a building that provides unobstructed views and amazing outlooks (with the exception of a few units.) For the most part, you’re getting fairly spacious condos that face other buildings or overlook rooftops. But that can be expected based on the location and position within the block.

I thought I would feature a few photos of a one-bedroom unit; this is the model and it was staged:

I liked the finishes, which consist of Studio Becker cabinets, Bosch appliances, and Caesarstone counters. Here’s a sample kitchen:

One of my favorite units was #202, which has a deeded walk-out patio overlooking a garden area:

I thought the bedrooms were a reasonable size, and a few had seating areas that could easily accommodate a desk or office area.

There are deeded parking spaces in the garage, and no “stacked” or lift mechanisms are involved. I also liked that there’s on-floor storage, meaning you don’t have to head down to a cage or closet in the garage.

1840 Washington gets my thumbs up. Check out the Web site for more details, and my previous post for current pricing, square footage and unit configurations. And contact me at 415.823.4656 / ebermingham@zephyrsf.com if you’d like to make an appointment to tour the property.

Filed Under: Condos, New Developments, Pacific Heights Tagged With: ,

New Pacific Heights Condos Closer to Market

January 11, 2012 By Leave a Comment

It’s almost time to start touring The Washington, the upcoming 26-unit condo development at 1840 Washington, between Franklin and Van Ness. This property is kind of a big deal, because there’s not really much new construction available in Pac Heights.

The eight-story development will offer six 1BR/1BAs, 18 2BR/2BAs, and two 3BR/3BA penthouses with wrap-around decks. Units will be well appointed with high-end finishes such as Studio Becker cabinetry, CaesarStone counters, Bosch appliances, and Ann Sacks tilework in the bathrooms.

All homes have one-car deeded parking and storage, plus a landscaped roof terrace.

And preliminary pricing is in! Here are the early deets:

1BRs (Floors 2-7)
837-863 sq ft
$725,000-$875,000
HOAs: $411-$416/mo

2BRs, North Facing (Floors 2-7)
824-985 sq ft
$835,000-$1,145,000
HOAs: $408-$442/mo

2BRs, South Facing (Floors 2-7)
955-1,009 sq ft
$935,000-$1,039,000
HOAs: $436-$447/mo

3BRs, South Facing
1,467 sq ft
$2,095,000
HOAs: $545/mo

The current project completion date is the end of January, as per the sales office. Contact me if you’d like to get in early and I’ll see what I can do!

 

 

Filed Under: Condos, New Developments, Pacific Heights Tagged With:

SF House Sales Up, Transbay Update & New Pac Heights Development

December 7, 2011 By Leave a Comment

The latest sales data is in, and single-family home sales are up 3.3% over the past 180 days. And 2-4 unit sales? Up 6.5%. This is good news heading into 2012.

Find out what the residential component is all about in the Transbay Terminal plans, as well as the deets on the hot new development at 1840 Washington.

It’s all here in the current issue of the Zephyr MarketTracker!

Filed Under: Pacific Heights

Single-Women Buyer Alert: 1730 Broderick #12

November 11, 2011 By Leave a Comment

It’s no secret that single women are more likely to purchase a home than single men. (Based on all the single women I’ve helped buy properties, I strongly agree with the previous statement.) The studio at 1730 Broderick #12 in Lower Pacific Heights exemplifies that trend: The past two owners have been single women. So when I saw this unit on tour this week, I thought I’d get the word out.

This compact yet very functional unit is on the top floor of a handsome 12-unit Edwardian. The living, dining and kitchen areas have garden and sweeping city views. There are nice period details, a skylight in the kitchen and hardwood floors. And you even have a sleeping alcove, letting you avoid the dreaded lumpy futon that typically has to pull double duty as a couch and bed:

 

A large storage space is deeded to #12, so you don’t have to stuff your possessions into the actual unit. The location is excellent, very near the Laurel Village shops, public transportation and restaurants. (That 95 Walk Score is no exaggeration.) List price: $448,000. This unit was sold in 2005 for $414,000, and then again in 2008 for $459,000.

Filed Under: Pacific Heights Tagged With:

Most Expensive House of the Week: 2531 Washington

October 3, 2011 By Leave a Comment

Sold for $100,000 over its $5.5M asking price in just three days, 2531 Washington in Pacific Heights closed escrow last week for $5.6M. That makes it the most expensive property sold on the market in San Francisco last week.

The 6BR/4.5BA, 5480-square-foot restored Victorian on a wide lot was completely rebuilt from the foundation up. It features twelve-foot ceilings on the main and upper levels, family room with doors opening to the terrace, plus a lower level with an office, additional family room with custom bar, and bedroom/bath. The property is located right off Fillmore, which makes it highly convenient, too.

2531 Washington was last listed in 2009 for $2.8M. It had been in the same family for more than 50 years, and definitely needed some updating. In January 2010, it was sold for $1,850,000—much more in line with the market. Depending upon how much was spent on the gut renovations, the $5.6M sale last week could be a good deal for the sellers. And the buyers? They’ve just purchased a top-of-the-line home that won’t need any work.

Filed Under: Pacific Heights