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What You Can Buy: SF Houses

April 26, 2013 By Leave a Comment

There are many neighborhood and property options in San Francisco. Today we take a look at four new single-family homes listings in different price points and areas. For those kicking off a house hunt who aren’t terribly familiar with the many neighborhoods in the city, this is a great way to start getting a sense for what’s out there:

754 Monterey Blvd
Sunnyside
$749,000
2BR/1BA, 1124 sq ft
Built 1924
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Featuring an updated kitchen and bath, formal dining room and a lovely garden, 754 Monterey has lovely 1920s period details. Monterey Boulevard has four lanes of traffic, so if you’re very sensitive to noise, this may not be the best choice. But the location is convenient to 280, two bus lines, BART, City College, Safeway and more. The property last sold in 2009 for $633,000.

243 Romain
Twin Peaks
$1,195,000
2BR/1BA, 952 sq ft (as per tax records)
Built 1908
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The big selling point for 243 Romain is the floor-to-ceiling windows and deck that overlook the city skyline and homes in the background, as well as the secluded, landscaped yard. The house is definitely on the small side, but having those views really opens things up. At the corner is a footbridge that lets you cross Market Street, and drops you down into the Castro. Weather in Twin Peaks is generally cooler, foggier and windier in the afternoon, but the neighborhood is great for clearing your head and appreciating a more quiet environment. The house last sold in 2008 for $899,000.

770 4th Avenue
Inner Richmond
4BR/2BA, 2652 sq ft
$1,749,000
Built 1914
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770 4th Avenue is great for buyers who need a lot of bedrooms and space, as well as those who are looking for a property to update and make their own. All the details are there, from a living room with a fireplace and built-ins to wainscoting and wood molding. The 700 block of 4th Avenue is right off Golden Gate Park, and is one of my favorite streets in the Inner Richmond because it’s tree lined and has a lovely feel to it. 770 4th Avenue has been owned by the same family since 1973, and we’re told that they took great care of the property.

3110 Buchanan
Cow Hollow
$1,195,000
2BR/1BA, 1066 sq ft (as per tax records)
Built 1900
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An excellent condo alternative for buyers who are serious about living in Cow Hollow, 3110 Buchanan is s small Victorian house with a lot of charm in the form of bay windows, high ceilings, French doors and crown moldings. One of the bedrooms is half of the double parlor, and there’s a large eat-in kitchen that looks out on to the patio. Decent-size parking space, as well as washer/dryer hookups and storage. 3110 Buchanan is one and a half blocks from the heart of Union Street, and about five blocks to the Chestnut Street retail area. The block itself loses points in the charm department, as you’re adjacent to a motel. But the location is convenient, particularly for North Bay commuters.

Filed Under: Cow Hollow, Richmond/Lake, Sunnyside, Twin Peaks, What You Can Buy

Inner Richmond House Sells for Under Asking

July 23, 2012 By Leave a Comment

A home selling for less than the asking price usually doesn’t make headlines, but in San Francisco’s frenzied real estate market, the occurrence is headline worthy—especially when a single-family home in a good neighborhood is involved.

But that’s what happened at 341 Cornwall, an Edwardian 3BR/2BA house listed in April for $1,349,000. The property had generous living/dining areas and all three bedrooms on the upper level. The kitchen wasn’t huge, but was certainly well appointed. And there was a rear deck with yard, along with two-car garage parking. The block itself isn’t the best possible one in the Inner Richmond, as there’s a smog test center on the corner. But with other homes selling for substantially more in the neighborhood, you end up making your compromises.

The home went into contract, but fell back on the market. And the sale closed recently for $1,232,000.

Filed Under: Richmond/Lake

Open House Spotlight: 2830 Golden Gate Avenue

April 13, 2012 By Leave a Comment


I’m liking 2830 Golden Gate, the 4BR/3BA Spanish Mediterranean single-family home in the Lone Mountain neighborhood. There’s a chef’s kitchen, fabulous period detail and architectural touches, as well as a two-car garage and lovely yard. List price is $1,298,000.

Not everyone thinks of Lone Mountain when they’re house hunting, but I think it’s a great, lesser-known neighborhood. You’re close to Golden Gate Park, Rossi Playground, USF and the Koret Center. Weather tends to be foggy, but certainly not insurmountable when it comes to getting outdoors.

2830 Golden Gate does not seem wildly underpriced, which is refreshing in what’s become a “list low” market to drive buyer interest.

Open Sat 4/14 and Sun 4/15 from 2:00-4:00!

Filed Under: Richmond/Lake

First SF Market Stats of the Year

January 16, 2012 By Leave a Comment

Single-family and condo sales are down slightly, but multi-unit sales have increased by 8.2% in the last six months. Yes, the lastest Zephyr MarketTracker sales deets are now available exclusively here. Check out the most recent city activity, plus a special look at hot Richmond properties and the new BART cars!

Plus, some bonus info on the Cal Academy of Sciences.

It’s all here in the Zephyr MarketTracker.

Filed Under: Richmond/Lake

Luxury Inner Richmond Condos Seek Buyers

September 19, 2011 By 1 Comment

I toured the four new construction condos at 2900 Fulton recently and was more impressed than I thought I would be. Purchased for $1,125,000 in 2009 with full entitlement to build the current units, 2900 Fulton was transformed into four two-level luxury condos with 3BRs and 3-3.5BAs each. 

They all have one-car parking (except unit 1, which has deeded parking for two spaces). Finishes are high end (see above kitchen), and feature outdoor spaces and nice park or Presidio views.

My favorite main-level floor plan was in unit 1, which has this great private patio:

Units range from 1,587-1,836 square feet, and HOA dues from $532.36-$546.05. Though the corner of Fulton and 5th can be busy, the floorplans are designed to minimize exposure to the traffic along Fulton. And you can literally fall out your door and be in Golden Gate Park.

The condos came on the market in May 2011 or so, and pricing has come down a bit since. For example, Unit 2 was originally listed at $1,099,000 (now $999,999) and Unit 1 at $1,350,000 (now $1,249,000).

Part of the developer’s challenge may be that buyers are aware of the fact that 3BR condos in the neighborhood have sold this year ranging from $735,000 – $905,000. Granted, none were as modern and high-end as that of 2900 Fulton. But many were just as spacious, situated in what would be considered superior locations, or had the period detail that many buyers appreciate.

The pricing at 2900 Fulton is more similar to that of the single-family home market. (However, it’s important to note that the most expensive 3BR house sold in the Inner Richmond this year was $1.3M for a 2400-square foot property on Funston.) 

I personally think that the units are an excellent fit for buyers who want the space a house can provide, along with terrific finishes and a convenient location. But given that none of the units are in contract yet after several months, I’m betting there’s probably still room for negotiation on price.

Filed Under: Condos, New Developments, Richmond/Lake

Wanted: Deep-Pocketed Developers in Jordan Park

August 5, 2011 By Leave a Comment

For all those smaller San Francisco developers looking for a unique, large lot on which to construct a mansion or a multi-unit project, there’s somethin’ goin’ on for ya at 46 Cook. Located on a private cul-de-sac off Geary, the property encompasses the 3BR/1BA Victorian cottage you see above on a triple lot with a 75′ frontage and a 120′ depth. Each lot is zoned for two units, and there is a carriage house at the rear of the lot. The same family has owned it all for the past 50 years.

The buyer will potentially take advantage of “an opportunity to develop an estate with a residence surrounded by lush foliage and shady trees reminiscent of the Great Gatsby,” according to the listing notes. (But keep in mind that Cook off Geary is a long way off from West Egg, Long Island.)

Other buyer possibilities are “a developer who can convert each of the three lots into two units, bringing the property to a total of six units and elevating the potential for easier resale in the future.” And finally, an owner-buyer can take a shot—someone “who requires the flexibility of possibly adding units for rent.”

The one thing any of these buyers needs is the purchasing power to meet the list price: $1.9M. If you know anyone like that, send him or her my way, please.

Filed Under: Richmond/Lake Tagged With: ,

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:

Good Deal: 2BR Richmond Condo

June 10, 2011 By Leave a Comment

I toured the 2BR/1BA condo at 791 14th Avenue this week. It’s a great deal for a buyer looking for good space, period detail and a nice outlook of the Park Presidio greenbelt.

The condo is situated in a smaller, four-unit building that was constructed in 1921. So you can appreciate the coved ceilings, hardwood floors, and original built-ins of this Edwardian property. There’s a wood-burning fireplace, remodeled kitchen and bath, large storage unit and a private, one-car garage. The property is professionally managed—unusual for this size building, but a big plus—and HOA dues are $300/month. (The dues are pretty low, considering the latter detail).

Public transportation options largely consist of buses, but you can walk across the park to catch the N Judah. Speaking of which, Golden Gate Park is essentially your backyard, so if you’re into running, dog walking,  or museum going, this location is excellent.

List price for 791 14th Avenue is $599,000, which is right in line with the comps. Square footage is around 980, but if you factor in the aforementioned amenities, fact that you’re dealing with a smaller, architecturally appealing building and a smaller HOA, things balance out quite nicely. Sounds like they’ll likely be taking offers soon, so give me a shout if you’d like to see the place.

Filed Under: Richmond/Lake Tagged With:

High-End San Francisco Condo Market Softens

May 31, 2011 By Leave a Comment

I checked in on some recent condo listing sales last week, and found three that point to a softening luxury condo market. So let’s get to it:

That’s 261 26th Avenue #1 in the Lake neighborhood. The 2600-square foot 4BR/4BA unit had two levels, a deeded yard, one-car parking, and HOA dues of $361/mo. 26th Avenue was last sold in May 2008 for $1.4M. It was listed in March 2010 for $1,385,000 and was on and off the market a couple times (with one contract falling out due to buyer financing issues). The condo sold last week for all cash after 374 days on the market for $1,080,000.

455 Vallejo #PH, Telegraph Hill

455 Vallejo’s penthouse unit was a 2BR/3.5BA property had living room views of the Transamerica Building, city skyline and Bay/Golden Gate bridges. The 3100-square foot condo also had HOA dues of $2600/mo (which included earthquake insurance). It was listed in the Fall of 2010 for $2,995,000 and sold last week for $2,435,000.

229 Brannan #14E, South Beach

229 Brannan #14E was a 3BR/3BA view unit with two terraces, two-car parking and two storage spaces. Listed in the Fall of 2010 for $1,250,000, the condo consisted of two units that had been legally combined. Final selling price last week? $1,625,000.

Word to the wise buyer: If you’re interested in a high-end property and it’s been sitting on the market a while, it may be time to swoop in and get a deal.

Filed Under: Condos, Richmond/Lake, SoMa/South Beach, Telegraph Hill Tagged With:

SoMa Bowling, Battle of the Avenues

March 28, 2011 By 1 Comment

The latest MarketTracker gives you the update on the Lucky Strikes bowling lane in SoMa, and takes a look at a deconstructed Nob Hill penthouse. Plus: Battle of the Avenues in the Richmond and Sunset, and sales stats for the past two weeks.

It’s all here in the Zephyr MarketTracker.

Filed Under: Market News, Nob Hill, Richmond/Lake, SoMa/South Beach, Sunset/Parkside Tagged With:

What You Get For: $850,000

March 14, 2011 By Leave a Comment

The $850,000 price range is one of the most popular in San Francisco. Buyers in this range are typically looking for either a house or a very centrally located condo or TIC. So I thought we’d take a look at one of each:

32 Sutro Heights Avenue, Outer Richmond

32 Sutro Heights is located in the Sutro Heights neighborhood of the Outer Richmond district. The area covers the blocks that surround Sutro Heights Park and the Cliff House. Homeowners in Sutro Heights like the proximity to the ocean and parks. This property has three bedrooms and two baths across 1,429 square feet, and features a well-appointed kitchen and master suite on the top level. There’s one-car parking, too. 32 Sutro Heights was sold for $805,000 in March 2010, and doesn’t appear to have undergone any changes in the interim.

4358 23rd Street, Noe Valley

4358 23rd Street is situated in a good Noe Valley location, just west of the heart of the 24th Street retail strip. The Victorian, top-floor unit has three bedrooms and one bathroom, with about 1138 square feet. There’s also a remodeled kitchen. HOAs are $300/month.  No parking, so you can be the judge of how easy street parking is in this location (it’s not that bad). Firefly retaurant is around the corner, as is the Douglass park. This home was sold for $810,000 in 2007.

2332 Greenwich, Cow Hollow

2332 Greenwich is a TIC in a two-unit building, which is the next best thing to a condo. It’s the lower of the two flats, and includes two bedrooms, one bath and 1267 square feet. I think this 1930s property has nice period detail and a very functional floor plan. There’s one-car parking under the building, as well as another space around the corner on Service Street in a separate structure. This unit has a private patio, as well as space in the rear of the garage to develop another room. This is an excellent location for buyers who want to be near either the Union or Chestnut street retail areas–plus, easy access to Marin and wine country. 2332 Greenwich was on the market last year for a much higher $950,000. But the price has come down since then, so it might be time to get a deal.

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

Diamond in the Rough for $2.4M

February 4, 2011 By Leave a Comment

Where can one purchase a partially gutted, unfinished corner home with no heat and limited lighting in San Francisco for around $2M? Look no further than 620 Euclid Avenue in Jordan Park. The sale of the 7BR/6.5BA home with more than 7,000 square feet was listed in September 2010 for $3.1M. The sale went into contract around Thanksgiving and closed this week for $2,437,000.

Though there’s work to be done, Euclid did have lots of period detail intact, as well as seismic upgrades, a new roof, and substantial electrical/plumbing completed. Permits were pulled for various renovations as far back as 2008, but apparently the work got to be a bit too much for the current owners. The home was last sold in 1999 for $1.4M.

Given that the most expensive home in 2010 in Jordan Park sold for $3,725,000—and that most homes sold in the neighborhood last year were substantially smaller—I’m thinking that the Euclid sale was not a bad deal.

Filed Under: Richmond/Lake Tagged With:

Richmond Buyers Bag Holiday Deal

January 10, 2011 By Leave a Comment

The sale during Christmas week at 747 14th Avenue in the Richmond proves that it’s sometimes worth persisting in your house hunt through the holidays. Originally listed in June 2010 for $1,625,000, the 4BR/3.5BA home overlooking the Park Presidio greenery found no immediate buyers.

A couple of price reductions in September led to a $1,495,000 list price. But still no takers. However, by Thanksgiving, the house was in contract. And it sold on December 21st for $1,435,000—quite a hefty reduction from what the sellers were asking.

Not bad for a 3,000 square foot house in a desirable part of the Richmond. Keep it in mind if you see a home you really like that’s out of your price range (or that’s listed for more than you want to pay.)  The sellers may not be ready to take substantially less than asking right away, but there could be a time and place when some negotiating is acceptable. That’s when the term “good deal” comes into play.

Filed Under: Richmond/Lake

Cash for Cardboard in Outer Richmond

November 23, 2010 By Leave a Comment

“BANK OWNED! Contractor special! Fixer needs a major renovation! Subject property is basically a shell of a house and has been in this state for at least 3 years per lien! CASH SALE, BANK WILL NOT FINANCE AS IS! NO REPAIRS!”

And so goes the listing detail in the MLS. The economy has certainly caught up with the goings on at 834 44th Avenue at Fulton in the Outer Richmond. What you get is a 3700-square foot, bank-owned shell of a single-family home, listed at $588,900. The property is in the midst of a five-year moratorium on construction due to the complicated lien situation. The moratorium will end in two- to three years, according to the listing agent.

Filed Under: Richmond/Lake Tagged With:

Lake District Renovation Ready for Close-Up

October 29, 2010 By Leave a Comment

This unassuming house pictured above at 152 7th Avenue was last sold in March 2007 for $1,250,000. The 3BR/1.5BA, 1437-square foot home was built in 1960 and needed some updating.

“Updating” is an understatement for what’s become the finished product at 152 7th Avenue (at California): A 4BR/4.5BA, 3600-square foot mega home with an office, family room and high-end finishes that span three levels. Listed at $2,888,000, the current owners are hoping to capitalize on a slowly improving real estate market in San Francisco.

I like the kitchen, and the particularly large bathtub:

The house really has a very different look today, escrow garden intact:

If you’re out and about on Halloween, stop in at 152 7th Avenue. It will be open from 2:00-4:00.

Filed Under: Richmond/Lake Tagged With: