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Developers have broken ground on Summit 800, a 182-unit development on Brotherhood Way near Lake Merced in San Francisco. The 7.7-acre parcel will have a mix of attached and detached homes, some with yards and a decidedly suburban feel.
Where does San Francisco rank in the United States for the top dog cities? And how much have home prices in the city increased in the past six months? It’s all here in the latest Zephyr MarketTracker!
Construction kicked off this week on the 47-unit condo development 8 Octavia, situated at Market and Octavia in Hayes Valley. The Stanley Saitowitz/Natoma Architects-designed project will sit where the Central Freeway once ran, and the site has been vacant since that roadway was torn down in 2002.
Octavia Boulevard was thoughtfully reworked in 2005 to create a more pedestrian-friendly stretch, and having a new residential development will give the area a boost where it’s needed. 8 Octavia will sit in the midst of a very busy intersection that includes motorists heading to the 101 on ramp from Octavia, as well as the usual Market Street traffic and Muni flow.
But DM Development and DDG, the forces behind 8 Octavia, are working to build a sleek, smartly designed building on a pie-shaped slice of land. The goal, according to Saitowitz, is to present the project as a modern-day interpretation of the Victorian-era homes that pervade Hayes Valley. He says that the exterior will feature a fluid, changing facade, units with flexible space and lightwells that will be like urban versions of the traditional yard.
Floor plans include junior one bedrooms and one-, two, and three bedrooms. There will also be three 3BR penthouses and one 2BR townhome. Among the available floor plans at 8 Octavia is a “pod” concept, designed to maximize living space by containing the kitchen, bath and washer/dryer within a single efficient module. The “flex space” floor plan offers a living space that can be portioned into multiple rooms by sliding movable wall panels.
Innovative features at 8 Octavia include keyless entry into the building and individual homes via smartphones. The building also features user-controlled window louvers to modulate solar heat and privacy. Residences include efficient lighting and appliances alongside finishes that include wood flooring, European cabinetry and floor-to-ceiling windows.
There will reportedly be approximately 24 parking spaces for the residences, and 26 bike stalls. Two ground-floor retail spaces will be included.
For buyers looking for a central location near the Castro, downtown, Duboce Triangle, Civic Center and the mid-Market district, 8 Octavia is an excellent option. I’m thinking the design may trump other more cookie-cutter condo developments which are on the way.
A much anticipated condo development on the Mission Dolores/Duboce Triangle/Castro borders is 200 Dolores, which has been in the works for some time.
200 Dolores offers 13 elegantly appointed condos. Three of the units are located within the historic Victorian home that’s been moved and renovated, and the other ten units were constructed on the adjoining parcel and surround a central courtyard. Features include gas fireplaces, built-in television cabinets, recessed lighting, radiant heat floors, Ann Sacks tiling throughout and Wolf/Sub-Zero/Bosch appliances. There is an elevator in the building, as well as garage parking for all units.
Here’s a breakdown of the units, as per listing agent Anne Herrera at Sotheby’s International Realty:
One 1BR/1BA, approximately 680 square feet
Two 2BR/2BA, approximately 1015 and 1180 square feet (lower and middle units in the Victorian)
Nine 2BR/2.5BA, approximately 1095-1540 square feet, some with private roof decks.
One 3BR/3.5BAs approximately 2000 square feet (upper unit in the Victorian).
The project is expected to be complete at the end of May, with tours kicking off after the units are complete and showing at their best. Pricing will be approximately $1000 per square foot, subject to a final discussion with the developer as the units get closer to market.
I am a huge fan of this development and location. Of all the projects being constructed in San Francisco, I believe 200 Dolores will have the most “neighborhood” feel, given that it’s off Market Street and will provide a more peaceful environment than projects located at busy Market Street intersections. It’s also one block from the new Whole Foods that will be in the 2001 Market rental building (currently under construction), as well as Safeway. You can walk to the 16th & Mission BART station from here, as well as catch the Muni rail or bus lines along Market.
Give me a shout if these units are in your price range and you’d like to initiate a loan preapproval so you’re in position to make a purchase. At the risk of sounding like a used car salesperson, these condos will most likely sell out very quickly, so the more prepared you are, the more likely you’ll be able to beat out the competition.
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.
Finishes include white quartz countertops, natural walnut cabinets, porcelain backsplashes and tiling, and stained maple floors. (Refrigerators, microwaves, and washer/dryers are not offered in the purchase prices.) The kitchen counter features a media station for charging your electronic devices:
Bathrooms have equally nice finishes:
Amenities include independent parking for each unit, bike storage (but no additional storage), three carshare spaces, air conditioning (in San Francisco, no less), and half of the homes have some sort of balcony for outdoor space. Windows are “double-, triple- and quadruple-paneled,” as per the sales office. And the common area is “Marlow Park,” which is an open space on the ground level that will feature a bocce court, grill, and firepit. There’s no roof deck.
Pricing is at a premium, ranging from $922-$1200/square foot. Units being offered now range in square footage from 671-1267 square feet, with the least expensive condo being a 746-sq foot 1BR + den on the second floor listed at $689,900, and the most expensive being a 1231-sq foot unit on the fifth floor listed for $1,232,900. Monthly HOA dues are $540-$667.
Buyers who want first pick of the available units will have to be content making their decisions based on floor plans and depicted views and other details via the sales office’s touch screen display. Those ten buyers already in contract are betting that Marlow’s condos will be worth current prices when the building is finally ready for occupancy in early 2014.
I like Marlow’s design and amenities, and believe that the units facing north, east and south will be the best ones. West-facing units that front Van Ness are the ones with the quadruple-paned windows, no doubt, and will require buyers who are less sensitive to noise—or ones who’d be happy running air conditioning and keeping the windows closed. The location is extremely central to the Polk Street corridor’s shops and restaurants, and is in walking distance of the Financial District. Given the limited new development opportunities in the well-established neighborhoods of Russian/Nob Hills, Marlow offers a good opportunity for buyers looking for shiny, new finishes in a convenient location.
If you’re interested in independent representation at Marlow, please contact me and I will schedule a visit to the sales office for us. The sale process in new construction is unique, and I can use my experience in this area to help you make the right decisions, as well as navigate all the ins and outs of the process.
One of the more anticipated Market Street condo developments at 2299 Market, ICON, is now welcoming loan preapprovals for its units. Though the sales office is not yet open and the project is still under construction, you can complete a preapproval with the development’s in-house lender. This will certainly launch you to the top of the VIP list when it comes to purchasing one of the 18 one- and two-bedroom condos that will be available.
And while we’re at it, here’s a look at a few newly released floor plans, courtesy of the development’s marketing team of Suzanne Gregg and Jason Gorski at Paragon Real Estate. I’m liking the separation between the bedrooms in the two-bedroom plans:
If you’re interested in getting in before the masses, please contact me and I can help you navigate the preapproval process via the ICON in-house lender. Please note that I am not part of the ICON sales team, but can work with you in the event you’d like independent representation.
Potrero and Dogpatch are the sites of two new condo developments currently under construction—Onyx and Millwheel North. Both are situated in very different locations, and have unique appeals:
1717 17th Street / Carolina
The Homes: Phase 1, 20 units, divided among one-, two- and three-bedroom plans
The Scoop: “Onyx” is located in a great part of Potrero, within walking distance to Whole Foods, World Gym, restaurants, cafes and bars. It’s across the street from Jackson Playground, so you get some green to look at. You can expect high-end finishes that will command top dollar, as well as parking for each unit and commercial spaces on the ground level. There will reportedly be 21 more units coming in Phase 2 of this project next year.
Buy If: You want a home in the heart of Potrero, as well as in proximity to Mission Bay and the freeways.
Developer: Paragon
Sales Begin: Spring 2013
1275 Indiana/1260 Minnesota
The Homes: 39 condos, mix of one-, two-, and three bedrooms for sale
The Scoop: Millwheel North follows the success of Millwheel South, which sold out rapidly in 2012, and is located right next door. Similar to Millwheel South’s layout, the North building will have addresses on Indiana and Minnesota, and both buildings will be linked by a common courtyard. A bulk of the units will be two bedrooms. There will be parking for each condo. The Indiana building faces 280 and a public green area, and the east-facing Minnesota side will be quieter. You’ll be in proximity to the Third Street rail, freeway and a healthy walk to the Dogpatch restaurant and cafe area on 22nd Street.
Buy If: You’re looking for a spacious condo with high-end finishes in a constantly developing neighborhood.
Developer: R Group, Inc.
Sales Begin: Late 2013/Early 2014
If you’re interested in taking a look at any of these condos, please let me know and we can schedule an appointment or get your loan preapproval going as soon as the sales office is in place. I can only assist you if I accompany you on your first visit to the sales office, and am happy to arrange for that at your convenience.
If you’ve recently driven, walked, or taken public transportation along Market Street in the Castro/Duboce Triangle neighborhoods, you’ve seen the cranes and construction sites that belong to a number of new condo and rental buildings. Our economy has bounced back, and with that comes financing for developers both big and small.
Depending on how the developers of new condo projects structure their investments, some buildings may be sold as condos, while others will be leased. Yes, we’re in a seller’s market, but if a developer raised funds for a long-term rental investment, attempting to switch over to a sales strategy doesn’t mesh with what was originally presented to investors. And everyone has to answer to Wall Street at one point or another.
Regardless of whether a building has condos for sale or lease, trends among Market Street residential projects are similar to those in the Hayes Valley developments: one parking space for every two units, as well as landscaped courtyards and “zen” gardens. Developers are positioning these properties to take advantage of a transit-rich corridor, where residents will be commuting downtown or to the Peninsula. You can expect high-end finishes, and premium $900-$1,000+ per square foot pricing in the buildings that will be selling units.
Here’s a preview of the major residential buildings that are on the rise. I will update this post as I confirm lease vs sale offerings:
1998 Market / Buchanan
The Homes: 115 residential units, consisting of one-, two- and three-bedroom condos for sale
The Scoop: Dubbed “Linea,” this development is designed by Arquitectonica—which also designed The Infinity, as well as many other buildings nationally/internationally—and was formerly a gas station and auto repair shop. The building will consist of nine stories, two roof decks and a very cool “glass curtain” design. There will be approximately 90 parking spaces.
Buy If: You want to live in a cool-looking building that’s a block away from Whole Foods, Safeway and near all the bars, restaurants and shops in the Castro, as well as Hayes Valley. Oh, and being able to grab a street car outside your building is a nice perk, too.
Developer: Brian Spiers and Canyon Johnson Urban Funds (Magic Johnson’s company)
Sales Begin: Second quarter, 2013
2001 Market / Dolores (above)
The Homes: 82 units, mix of two and three bedrooms. Though many real estate Web sites have classified the property as one that will involve condo sales, I have confirmed with multiple industry sources that this will be a rental building.
The Scoop: This former Ford auto dealership will feature a Whole Foods on its ground level, and will feature resident gardens, gathering spaces, and rainwater catchment. The parking garage will include 43 spaces for the residences, and 64 spaces for the retail component.
Rent If: You want to be able to walk downstairs to Whole Foods. And oh, yeah, have every possible store, bar, and restaurant at your doorstep. Did I mention great public transportation and freeway access?
Developer: San Francisco- based Prado Group
Leasing Begins: Mid 2013
200 Dolores/15th Street (above)
The Homes: Ten condos, three additional flats in the adjacent single-family house on the same parcel
The Scoop: One and a half blocks from Market Street, this project has been in the works for a few years. It consists of a renovated and relocated single-family house that has been transformed into three 2BR condos, as well as the new building which will feature nine 2BR units and one 1BR across four floors. There will be parking for each unit (surprise!), with private roof decks for select units. Shared landscaped courtyard for both buildings.
Buy If: You’re looking for a smaller building in a hot location, just up the street from the Castro, Mission Dolores, and plenty of public transportation and freeway access.
Sales Begin: Spring 2013
2200 Market / 15th Street (above)
The Homes: 22 condos in a five-story building; leasing or sales availability not yet announced.
The Scoop: This project is being constructed on the site of the former Leticia’s Mexican restaurant, and is at the crossroads of the Castro, Duboce Triangle, and Hayes Valley. There will be two commercial spaces, as well as a dozen parking spots.
Rent or Buy If: You’re looking for a slightly smaller building that’s nonetheless in the thick of things.
Availability: TBD
2299 Market/Noe, 16th Street (above)
The Homes: Eight 1BRs; 8 2BRs
The Scoop: “Icon” will feature units with high-end finishes, and will have a common area with a zen garden. The 18 parking spaces will be stacked, meaning there are lifts in the garage that will allow cars to park above and below each other.
Buy If: You’d like to be in the middle of the Castro, with a bird’s eye view of everything going on in this vibrant intersection. What was recently once a part-time Christmas tree lot will be a welcome batch of residences.
Sales Begin: April 2013. Sale preapproval is happening now for serious buyers who want to vault themselves to the top of the VIP list. Give me a shout and I will work with you to put your preapproval in place.
Please contact me if you’d like info on any of the developments which will have units for sale. I have extensive experience representing buyers of new construction condos, and can assist you with all purchasing details. Of course, I can only be of help if you visit the project with me, so contact me and I’ll get things going.
New condo construction in San Francisco is in full force these days, and Hayes Valley is one of the epicenters of new development. I thought I’d take a look at four of the most heavily anticipated projects, and will be following their progress over the next several months.
One new developer is behind three of these projects: DM Development, which formed in 2010 and has been busy snapping up parcels of land in the neighborhood.
Trends in Hayes Valley new construction appear to be interior courtyards, which will offer a nice urban refuge and sense of community. You can also expect a ratio of one parking space for every two condos, which means these developers are counting on transit-reliant buyers.
Pricing will likely be in the $900-$1,000 per square foot range.
If you’re interested in getting in before the masses, please contact me and I can make it happen. I’ve represented many clients in new construction sales, and am responsible for looking out for your best interests. But know that I can’t lend you my expertise and experience unless I accompany you to the sales office on your first trip.
300 Ivy
Southwest corner of Gough & Grove
Alternate address: 401 Grove
The Homes: 63 homes total. Among them are one studio; 23 1BRS; 34 2BRs; 5 townhomes.
The Scoop: The crew is finishing up the framing of the five townhomes fronting Ivy Street, and has started work on the roofs. In the main building, all the concrete and framing work is done on the third floor. Amenities include lush, landscaped courtyard, along with a living roof garden with outdoor grill, seating/dining areas, and sun deck. Lock in one of the 32 parking spaces early if you need one. There will also be room to accommodate 68 bikes.
Buy If: You want to be in the heart of the neighborhood, and are okay living alongside Gough’s three lanes of traffic. There’s also opportunity here to purchase a unit that faces either Ivy or Grove, which will be quieter and feel more residential. Also buy here if you’re looking for a location that offers proximity to Muni.
Developer: Pocket Development
Sales Begin: April 2013
400 Grove (above)
Grove and Gough, adjacent to Performing Arts parking garage
The Homes: Mixed-use building, with 34 residences.
The Scoop: This one hasn’t broken ground yet, and is across the street from 300 Ivy. The building will reportedly be called WaveHouse, due to Fougeron Architects’ design that features a wave-like exterior facade intended to be a modern reinterpretation of the classic San Francisco bay window. Landscaped interior courtyard.
Buy If: You want a centrally located home with a bit of style on the outside, and a courtyard within that will provide a bit of an urban refuge.
Developer: DM Development
Sales Begin: January 2014
8Octavia (above)
The Homes: 13 1BRs; 33 2BRs. 25 parking spaces, and a 925-square foot average size
The Scoop: Stanley Saitowitz-designed residences arranged around interior courtyard. This slice of land right at the intersection of Market and Octavia hasn’t become a construction site just yet.
Buy If: You’d appreciate living along the Market corridor, and having really easy freeway access. You’re only a few blocks away from the Hayes Valley retail area, and public transportation is literally at your doorstep.
Developer: DM Development
Sales Begin: Spring 2014
Hayes450 (no photo)
Located on Hayes between Octavia and Gough
The Homes: 50 one- and two bedroom condos
The Scoop: Smack dab along the Hayes Street retail strip, Hayes 450 has a prime location in the neighborhood.
Buy If: You’re looking for a home with everything outside your door, and which has less lanes of traffic.
Developer: DM Development
Sales Begin: January 2014
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.
My client just closed on a beautiful 2BR/2BA condo at 380 14th Street, otherwise known as 299 Valencia in the Mission. #504 boasts sunny southern exposure and views of downtown and the San Francisco hills. It also has lovely finishes such as CaesarStone counters, stainless-steel appliances, and wood floors. Included are in-unit washer/dryer, one-car parking and storage room. List price: $840,000.
It seems like every other day there’s a new business setting up shop along Valencia, so my client is thrilled to be moving to such a convenient location.
I toured the new Millwheel condos at 1301 Indiana/1280 Minnesota in the Central Waterfront/Dogpatch area this week. The Millwheel South project consists of two buildings featuring a total of 32 units, with Millwheel North’s 39 units slated for construction in the not-too-distant future.
There is one 1BR unit available at Millwheel South ($569,000/727 square feet). However, this project primarily features spacious two- and three-bedroom condos across four floors. Pricing ranges from $649,000 for a 1,115-square foot 2BR/2BA on the first floor, to $799,000 for a 3BR/2BA with 1,360 square feet on the top floor. (Some units have as much as 1600 square feet.) Finishes are lovely, and include wide-plank, matte oak floors, imported Italian tile and Elfa closet systems. Kitchen appliances include Frigidaire refrigerators, dishwashers and ranges, as well as Bosch washer/dryers.
I looked at units on each floor and thought I’d share a few highlights. #203 is a 2BR listed at $749,000 and is 1600 square feet. Here are a few shots of its kitchen, master bathroom, and living area:
#203 faces Indiana Street, which means you have a dead-on view of the 280 ramps. So if you have the windows open, you will hear traffic noise. However, there is a lovely garden that’s been recently planted; I think this will help buffer things (below):
#204 (3BR/2BA, $729,000) across the hall fronts the courtyard between the two Millwheel South buildings (below). This is definitely the quieter side of the building, though your outlook is of the neighboring units:
I walked through #401 (3BR/2BA, 1,360 square feet, $799,000) and thought it had a nice floor plan. Here’s a shot of the living area, so you can get a sense of the view and space (below):
The bedrooms in #401 face Indiana, so that may not be ideal for those sensitive to traffic noise.
Some of the first-floor units enjoy deeded patio space. Here’s a look at the patio for #102 (3BR/2BA, $735,000) which spans the entire unit. It’s a nice setup, as you gain a little more privacy (below):
Purchasing a unit in the 1280 Minnesota building will give you the opportunity to have an eastern outlook, which mitigates traffic noise and lets you avoid the 280 outlooks. Here’s the outlook from my #304 in 1280 Minnesota (below). This is a 2BR/2BA unit with 1144 square feet, listed at $729,000:
As you can see, all outlooks are of the urban variety, and buyers for this project have to be comfortable living in an area that is still in transition with respect to the mix of residential and commercial/industrial properties.
There is a deeded parking space for each unit; however, if a buyer elects to purchase a unit without parking, they’ll reduce the price of the unit by $25,000. There is an elevator in the building, but no roof deck or other amenities.
My take on Millwheel South is that it’s a good fit for 280 and downtown commuters. It’s a bit on the outskirts of the Dogpatch area, but certainly in walking distance to the restaurants, cafes and bars in the neighborhood:
However, what you sacrifice in location you gain in space; at roughly less than $500 per square foot, 1301 Indiana provides much more value than new construction condo developments in more central areas (i.e., 299 Valencia).
There are presently 11 units in contract at Millwheel South, so there are plenty remaining. Give me a shout at ebermingham@zephyrsf.com / 415.823.4656 if you’d like to schedule a tour!
I took a tour of the new 36-unit development at 299 Valencia in the Mission yesterday. The units are built out, but many aren’t quite finished and construction continues. However, it was easy to get a sense for the space, outlooks and overall potential appeal of the project.
First, the lay of the land: 299 Valencia has one- and two-bedroom condos with a variety of floor plans. The 1BR/1BA units start in the $400,000s and are 475-615 square feet. HOA dues are in the mid $300s per month. The 2BR/1BA homes start in the mid $500,000s and are 630-815 square feet, with HOAs of around $400/month. And the 2BR/2BA units start at $700,000 and are roughly 800-1000 square feet; dues are in the low to mid $400s/month. (For homes with parking and optional storage, HOA dues will be slightly higher than quoted.)
There are nine units per floor, and many have balconies or patios. Living areas are finished with white oak hardwood floors, and kitchens feature stainless-steel appliances and CaesarStone countertops. Here’s a shot of a typical kitchen:
I liked the units with outdoor spaces the best. For example, this balcony off one of the second floor units had a decent outlook (below):
One of my favorite units was #504 ($839,000), which has a view that’s somewhat dominated by The Armory (below):
And I also liked the view from the balcony in #506 ($749,000)—though you have to bear with the parking lot, which always presents the possibility of becoming another condo development in the future (below):
There’s only parking for the 2BR units, and a space is considered optional. For a home without parking, all quoted prices will be reduced by $35,000.
Bottom line on 299 Valencia from my perspective is that the location is convenient (though busy and very urban). In other words, if you’re sensitive to noise and a lot of activity, this may not be the best spot for you. Finishes are nice and floor plans are quite functional. Square footage is on the small side, which is particularly noticeable in the bedroom spaces. And the project won’t win any design awards; the units strike me as being best suited to residents who will spend more time hanging out in the cafe on the next block vs their own living rooms.
This end of Valencia is still somewhat transitional, but there’s certainly plenty of public transportation, restaurants, cafes, bars and shops within walking distance.
There are presently 12 homes in contract, and escrows are expected to start closing as soon as June 6th. Please contact me at ebermingham@zephyrsf.com or 415.823.4656 if you’d like to get in before the masses.
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.
Two new condo developments in the Mission and Dogpatch/Central Waterfront are on the way this Spring, with price points that don’t scream “luxury.”
299 Valencia will feature 36 one- and two-bedroom homes ranging in price from the $300,000s-$700,000s. The building is located on Valencia at 14th Street. (The lot was previously used for parking.) The immediate location is a bit transitional, but you’re one block away from Pauline’s Pizza and shops/cafes along Valencia. The 16th and Mission BART/Muni station is nearby, as well as the 101 and public transportation along Market Street. I think 299 Valencia will be a good option for buyers looking for mid-range housing in a central neighborhood. Check out the 94 Walk Score details. The sales office is expected to open in March.
And the other hot development is over Millwheel, at Indiana and 23rd Street. There will be 71 homes available, split into two phases—Millwheel South (32 units) and Millwheel North (39 units). Pricing will be in the $500,000-$800,000 range, with units weighing in at 1200-1500 square feet. Word is that the sales office will open in March for Millwheel South, with the second phase opening in 2013. This location is great for accessing freeways, the Third Street Muni rail line, and Dogpatch restaurants and cafes (though some may find it to be a little too remote).
Contact me if you’d like me to keep you updated on the best times to tour these properties.
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.
