Category Archives: Russian/Telegraph Hills

What You Can Buy Near a Retail District

One of the reasons people want to live in San Francisco is to be near its collection of popular, interesting retail districts that offer a diverse array of restaurants, shops, and services. I thought I’d round up a few newly listed homes that are near some of our best retail corridors in popular, walkable neighborhoods.

Here’s the lineup:
156 Guerrero #101
Mission Dolores

2BR/1.5BA condo, 1 pkg
$1,100,000

One block from Valencia Street in the Mission, 156 Guerrero is a townhouse-style condo with parking and a private roof deck. This is an eighties building, so it doesn’t have that period detail charm—but it has an extremely functional floor plan. Fall out the door and have every hot Mission restaurant at your disposal. 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

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

Coming Soon and Off-Market Opportunities: August 19, 2015

Here are my picks for upcoming and off-market listings this week:

12 Winfield / Bernal Heights
2BR/1BA top-floor condo, 1 pkg
$899,000

355 Buena Vista Ave East #506W / Buena Vista-Ashbury Heights
1BR/1BA, 855 sq ft, 1 pkg
$788,000

555 Filbert St / Telegraph Hill
3BR/2BA renovated, top-floor TIC, 1 pkg
$1,695,000 Continue Reading

Spotlight on Russian Hill, Parks, and SF Sales

The latest Zephyr Market Tracker checks out a trio of hot listings in the coveted enclave of Russian Hill. Interested in visiting one of San Francisco’s parks—without actually going to one? We take a look at Rec and Park and Google’s joint street maps venture that lets you tour parks virtually.

We also give you the scoop on the most recent stats, plus individual sales. It’s all here in the Zephyr Market Tracker!

Condo Overbids Calm Down in June

I received a lot of comments and emails on my post earlier this week about house sales in San Francisco that didn’t require overbidding in June. The big question: “What about condos?”

The good news for buyers is that even more condos are selling for less than or at their list prices. But do note that these sales aren’t happening in the most popular neighborhoods. If you’re open to areas that aren’t Noe Valley, the Mission, Pac Heights or NoPa, there are plenty of opportunities out there—particularly in high-rise buildings where there are many units.

Here’s the lineup of resales reported in June that were marketed through the MLS: Continue Reading

Location is #1 Priority for 1BR Condos

The one-bedroom condo is a popular choice in San Francisco. Of course, one bedrooms have their limitations and aren’t for everyone. Because of the narrower buyer pool, you can increase your chances for good resale value by purchasing a unit in a desirable neighborhood central to services, public transportation, and restaurants/cafes.

The average price for a 1BR condo has jumped in recent years. It’s $791,306 as of the time period from December 2015-March 16, 2015. 14% of the 182 1BRs sold had price tags in excess of $1M. Continue Reading

1645 Pacific: Old World Design with a Modern Touch

1645 Pacific: Old World Design with a Modern Touch

The brand new, 39-unit condo project at 1645 Pacific is officially one of my favorite new developments on the market. I toured the building this week and was impressed with developer Grosvenor America’s and Richard Beard and BAR Architect’s efforts to construct a building inspired by the old world design that’s pervasive among many homes in Pacific Heights, Russian and Nob Hills.

The nice thing about the building is that it doesn’t look like it was transplanted from SoMa, and fits in with the neighborhood’s character. From the sculptures that adorn the facade, to wrought-iron balcony rails and pre-war design elements, 1645 Pacific looks as if there was some real thought put into the overall design. The lobby has high ceilings and grand chandeliers, and all floors are serviced by an elevator. There will also be a concierge/doorman, secured bike storage, a car-sharing service and common rooftop terrace with sweeping views. Continue Reading

Luxury Home Buyers Land Cash Discounts—Finally

It’s been a while since we’ve seen substantial discounts on San Francisco luxury properties. Many have sold for over the list price, and in rapid-fire fashion. But I found three homes that sold for significantly under their list prices, and which were also paid for in cash.

This trio of homes had been on the market a while, which lends credence to my belief that you shouldn’t discount properties with lengthy days on market (DOM) if you’re…looking for a discount. Continue Reading

Where the Cash Buyer Competition Is

If you’re aiming to close on a property in 2013, it’s a good idea to size up the competition and hone your strategy at this point in the year. After all, we only have a couple months left before Thanksgiving (I know!), and inventory slows down right after the turkey leaves the table.

In very thick multiple-offer competition, the biggest wild card will be whether a cash buyer steps into the mix who’s willing to pay top dollar to buy a home. As most real estate fans know, cash sales don’t equal discounts, and cash buyers know that they have to offer a competitive price to win. Continue Reading

Marlow 70% Sold Out, Sight Unseen

Marlow 70% Sold Out, Sight Unseen

One of the fastest-selling condo developments has been the 98-unit Marlow at 1788 Clay in Nob Hill, which kicked off sales in the Spring . The building is 70% sold out, according to the sales office, and buyers continue to make purchasing decisions without actually seeing the condos in person. Instead, they’re referencing floor plans and the model in the sales office.

Marlow is one of the rare new developments in the north end of town, so that makes it a popular choice among buyers who are looking for an easy commute downtown or to the North Bay, as well as to 101 via Van Ness. The building is also situated in the heart of the Polk retail corridor, which makes things extremely convenient for residents who want to be able to walk to shops, restaurants and cafes. Continue Reading

Nob Hill’s Marlow Launches Condo Pre-Sales

I visited the sales office for Marlow, the 98-unit condo development currently under construction at the corner of Van Ness and Clay in Nob Hill. The building will be move-in ready in early 2014, but the sales office has started selling units and already has ten units under contract.

Marlow is a mix of one- and two-bedroom units, as well as three-bedroom townhomes across eight stories. Floor plans include either units with or without dens, which is the main distinction. Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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