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Second Chance at 2 on 22 in Noe

May 27, 2011 By Leave a Comment

The very charming two-unit property at 3621 22nd Street in Noe Valley was listed in early May and went into contract a week later. Featuring a front and rear house on the same lot, the property is smack dab in the middle of one of the steepest inclines in the city (note the stairs on the sidewalk). There’s a 2BR/1BA front house (above), as well as a 1BR/1BA cottage. Both provide great space and will be delivered vacant. The $1,195,000 list price includes a one-car garage plus parking pad in the rear.

For those who didn’t act quickly enough in early May, I’m making it known that 3621 22nd Street is back on the market and still available. There’s a lot of potential for this type of property in this location. Give me a call if you’d like to see the place, I’m a stone’s throw away.

Filed Under: Noe/Eureka Valley

Walk Score Winners: Eureka, NoPa, Mission

May 25, 2011 By Leave a Comment

One of the best things about San Francisco is its walkability factor. Today we take a look at three very centrally located condos that have high Walk Scores:

374 Sanchez, Eureka Valley
$795,000
100 Walk Score

You can’t get a higher Walk Score than 100! 374 Sanchez is a 2BR/2BA unit with about 1,560 square feet and leased parking ($225/mo). HOAs are $220/mo. This stretch of Sanchez is extremely appealing due to its tree-lined street, and it’s in close proximity to Market Street transportation, Duboce Park, the Castro and Mission Dolores.

2168 Fell, NoPa
$1.1M
91 Walk Score

2168 Fell is a more contemporary condo, built in 1999. It features 3BRs/3BAs, two-car parking and HOA dues of $250/mo. For those who think Fell is too busy, keep in mind that this particular location is on a one-block long, tree-lined section of Fell that’s off the main thoroughfare. You’re right near Golden Gate Park, as well as everything NoPa and the Haight have to offer. I really liked this unit when I saw it on tour yesterday; there’s definitely good space for the money, and the deeded yard is a real plus.

469 Capp, Mission
$699,000
97 Walk Score

469 Capp is a 1940s-era, 2BR/1BA top-floor condo with about 1327 square feet. There’s two-car parking and a large deeded deck. You are truly in the heart of the Mission here, so expect a fair amount of street activity—and a superior microclimate. Very functional floor plan and guess what? They already have an offer. So you may need to move quickly at this point.

Filed Under: Haight/NoPa, Mission, Noe/Eureka Valley, Walk Score Winners

Good Deal: Castro Condos

May 23, 2011 By Leave a Comment

One is vacant and one is tenant occupied, but the two condos at 336 Castro #3 and 336 Castro #4 are good deals either way. Both are 1BR/1BA top floor units at the corner of Castro and States. The vacant property has a remodeled kitchen, wood floors and nice period detail such as picture rails and original baseboards. The tenant-occupied unit hasn’t been remodeled, and has a month-to-month lease in place. Both units have unassigned parking spaces.

You can’t beat the prices: $395,000 for the vacant condo, $360,000 for the occupied one. That’s why I’d call either one a good deal.

Filed Under: Good Deals, Noe/Eureka Valley Tagged With:

The Highs & Lows of SF Real Estate

May 2, 2011 By Leave a Comment

The San Francisco market certainly has its ups and downs like any other. And what’s driving sales are buyers and sellers who are able to come to agreement on price. For every property that sells for under its asking price, there seems to be one that swings in the opposite direction and raises eyebrows.

So I like to periodically present snapshots of sales that exemplify our current mood swing market. I noticed a couple highs and lows this week in Noe Valley and Ingleside Terrace that are worth a look:

High: 557 Hill, Noe Valley

557 Hill was last sold in 2005 for $2,275,000. The 3BR/3.5BA, 3,000-square foot home with two-car parking was listed again in mid March  at $2,485,000. It was on the market for five days and closed escrow in mid April for $2.6M. So much for the widely held beliefs that properties have lost value since the go-go years of 2005.

Low: 230 Urbano, Ingleside Terrace

230 Urbano is a 3BR/2BA, almost 4,000 square foot home near the neighborhood’s Sun Dial (a nice stretch of green). It was pretty basic inside–perfectly liveable, but could use some updates. The property was listed in September 2010 for a whoppin’ $1.4M. It was reduced a month later to $1.2M and then to $1,139,000 before going into contract and selling for…$973,000 last week for all cash.

Filed Under: Ingleside/Lakeside, Market News, Noe/Eureka Valley Tagged With:

Duboce 3BR Trips Up Downward TIC Trend

April 29, 2011 By Leave a Comment

It’s no secret that the 3-6 unit TIC market is softer than it’s ever been. Condo prices are also weaker, and why would a buyer pick a TIC over a condo if given the chance to own his or her unit outright?

So the activity at 2194 15th Street in Duboce Triangle (off the tree-lined stretch of Noe) surprised even me. Last sold in late 2009 for $890,000, the unit was listed earlier this month for $865,000. Yes, this is a great location, but the parking is leased half a block away for $250/mo, with HOAs of $344/mo. And it’s located in a five-unit building supported by individual/fractional financing on all the units.

The property received four offers, and went into contract three weeks after its list date.

That means there were four buyers out there who could qualify for the stringent fractional financing requirements, and who were okay with owning a TIC that will most likely always be a TIC due to condo conversion challenges. But it goes to show you that nice properties in good locations (and priced with the current market value in mind) will sell.

Filed Under: Noe/Eureka Valley, TIC's Tagged With: ,

The 5 Best Neighborhoods for NY Transplants

April 26, 2011 By Leave a Comment

I moved to San Francisco from New York thirteen years ago, and frequently work with many New Yorkers who have relocated here. New York is definitely a world of its own, and I must admit that I was a bit worred when I moved to San Francisco; in my mind, I’d have to drive everywhere, and things wouldn’t be as central. After all, San Francisco’s layout is different in that downtown feels like Manhattan, but everywhere else seems like outer borough neighborhoods strung together—at least, at first. It takes some time to realize that many San Francisco areas are little New Yorks unto themselves.

But as time went on, I found myself gravitating toward certain neighborhoods that either had a New York feel to them, or which had the attributes I appreciated about Manhattan life. For all you New Yorkers thinking about moving west, here are my picks for San Francisco neighborhoods that will make your transition easier:

1. South Beach. Home of more recently developed condo buildings, South Beach has a prime waterfront location and an excellent micro climate. AT&T Park and the Giants reside there, so you get your New York-level crowds whenever there’s a home game day. You can easily walk downtown or jump on the freeway to head south, and the BART/Muni stations are not far away at the Embarcadero station at Market. There are great restaurants in South Beach like Marlowe and Tres, and plenty of bars and design stores. For a Gramercy Park-style respite, you can hang in South Park and visit one of the many cafes or restaurants that line that circular refuge.

2. Nob Hill. Perched above downtown, Nob Hill is old San Francisco at its best. It has the most New York feel of all the neighborhoods listed, and has some excellent little restaurants. It’s also in close proximity to Chinatown and North Beach, and Russian Hill. Big bonus are the views, which come naturally due to the elevation. In other words, if you can’t afford a view condo, you can at least see views when you walk around outside.

3. Mission Dolores. With a more hipster feel to it than that of the other neighborhoods, Mission Dolores is a hotbed of cafes and restaurants. You’ll feel right at home waiting on line behind the cordons for BiRite’s ice cream on a weekend afternoon. Muni rail lines and BART whisk Mission Dolores dwellers to any point in the city. Though you might miss Central Park, Mission Dolores Park is not a bad substitute if you’re looking for a place to lay your blanket. And it has excellent city views from some points in the park. Head east past Valencia, and you’re in the heart of the Mission District’s restaurant kingdom. 

4. Noe Valley. I’m a little biased on this pick, as I live in Noe now. Actually, I’m in what’s called Upper Noe, which means I can walk to the Mission/Bernal Heights, as well as the 24th Street retail strip in Noe Valley. We’re ten minutes’ walk from BART, and nearby Church Street hosts the J line that runs downtown. There’s also a nice microclimate, particularly when you’re located in the east portion of the neighborhood. Noe is big on kids and dogs, but having them isn’t a requirement.

5. Lower Pacific Heights. Fillmore Street’s retail strip runs right through Lower Pac Heights, and the housing stock is varied. You can find large buildings with spacious floorplans, or Victorian-era properties that smack of quintessential San Francisco. It takes about 15-20 minutes at the most to drive from the area to any other neighborhood in the city, and there are plenty of bus lines that run in all directions. You can walk to Japantown, Pacific Heights and Alta Plaza Park, and even downtown if you’re so inclined.

Give me a shout if you’re in the process of relocating. I handle sales exclusively, but also know some rockin’ leasing agents that could point you in the right direction of you’re planning to rent.

Filed Under: Home Buyer Tips, Mission, Nob Hill, Noe/Eureka Valley, Pacific Heights, SoMa/South Beach Tagged With:

Smackdown: Liberty Hill vs West Portal

April 25, 2011 By Leave a Comment

One of the ways I get my thrills is by fantasizing about which house I’d buy at a certain price point. (Cut me some slack, I’m a Realtor.) Today I’m pitting two single-family houses in two very different locations against each other. Which one would you buy?

First up is 177 Liberty, atop Liberty Hill in the Noe/Eureka Valley area:

177 Liberty has four bedrooms, two bathrooms and about 1983 square feet. It’s a Victorian that’s had a Euro-style makeover, so that may not excite some purists out there. The main level has two bedrooms, with the additional two bedrooms on the upper level. No garage, but you can lease one nearby. The location is pretty hip, as you’re just up the hill from Dolores Park, the 18th Street gourmet gulch and not far from the Valencia corridor. You can also head in the opposite direction to Noe Valley or the Castro. List price: $1,299,000.

We head over to 201 Vicente, located in the prime area of West Portal (which means you can walk to the retail district):

My initial reaction to this house before I went inside was that it was in a busy intersection and was pretty exposed. However, it has a very gracious feel and nice floor plan. The four bedrooms are located on the upper level, which is perfect for parents who don’t want their kids sleeping on a different level. There’s great natural light on both levels, and the master suite is situated in the rear of the property and away from the busier portion of the street. The main grounds are in the front of the house, so there’s only a sliver of a rear yeard. But you do get an elevator (I know) and two-car parking. The kitchens and baths could use updating, but are perfectly livable for now. List price: $1,300,000.

Give me a shout if you’d like to get in either one. I’d love to hit up both again!

Filed Under: Noe/Eureka Valley, West Portal 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:

Battle of the Hills and a Trader Joe’s Update

March 12, 2011 By Leave a Comment

The latest MarketTracker Report is out, and we have a lot of good info for you in this issue. Check out the latest citywide sales, and decide whether Russian or Potrero Hill take the prize.

Plus, an update on the Russian Hill parking garage that may turn condo, as well as the most recent news on the Castro Trader Joe’s (it’s not happening).

It’s all here in the current MarketTracker. Enjoy!

Filed Under: Market News, Noe/Eureka Valley, Potrero/Dogpatch, Russian Hill Tagged With:

Smackdown: Eureka Valley vs Sea Cliff

March 7, 2011 By 4 Comments

When it comes to a single-family home search, buyers don’t typically consider the Castro or…Sea Cliff. For one thing, they’re two totally different neighborhoods both in character and geography, and for another, they typically aren’t parallel in price.

However, I found two homes currently on the market in these areas that are in the same price range. So I thought I’d serve up a single-family home smackdown. Which home would you prefer?

First up is 533 Noe, between 18th Street and Hancock in Eureka Valley:

This brand new listing has 4BRs/2.5BAs, as well as a family room. It’s about 2850 square feet and has a large one-car garage (or room for two small cars). The kitchen is comfortable and has an adjoining family room leading to a deck and garden:

533 Noe is located in the heart of Eureka Valley, and is in easy walking distance to all the shops, restaurants and public transportation in the Castro. List price is $1,895,000.

And in the opposite corner is 134 32nd Avenue:

Featuring 4BRs/3BAs and a free-standing garage that can also potentially accommodate two cars, this Edwardian home is listed at $1,849,000. It has four levels, and has a pentroom level with two decks, home office, family room and views of the Golden Gate Bridge, Presidio and city. There’s a lot of period detail woodwork, box-beamed ceilings, and a wood-burning fireplace with Craftsman-era wood paneling:

134 32nd Avenue was listed later last year for $2M, but has since gone down in price. It’s located opposite a playground, which may be a negative for some folks. But you’re practically on top of the Presidio, which is great for recreation.

So readers: Which home would you choose?

Filed Under: Noe/Eureka Valley, Presidio/Sea Cliff Tagged With: ,

Med Manse BOM with Third Realtor

February 25, 2011 By Leave a Comment

How many real estate agents does it take to sell an overpriced house in Noe Valley? Perhaps three. Over at 1148 Dolores, the sellers have just reintroduced their 4BR/4BA Mediterranean-style corner home to the market at $2,350,000. It’s now being billed as a “villa,” one one less bedroom and bath than originally indicated.

I’ll give them this much: The current list price is a bit more down-to-earth than the initial $3M one that kicked things off in May 2010. Maybe the third time will be a charm. You know how it goes with this type of situation; the time will come when the right buyer pops up and everyone can agree on a price.

Filed Under: Noe/Eureka Valley Tagged With: ,

Large Liberty Hill Condo for $1,150,000

January 21, 2011 By Leave a Comment

Let’s face it, everyone loves Liberty Hill. It offers excellent historic architecture, and is located in one of the most convenient areas of the city (smack dab in the midst of Mission Dolores, Eureka and Noe Valleys, and the Mission).

The hot new condo this week in the neighborhood is 105 Liberty, a 2BR+ den/2.5BA full-floor unit in a contemporary building. So there’s no period detail, but you (presumably) don’t have to worry about an old foundation or outdated electrical. The property was built in 1995, but it was remodeled in 2008. There are 11′ ceilings, and a wall of glass that leads to a large deeded lanai. You also get two ensuite bedrooms, including a master that leads out to a private patio. And oh, yeah, there’s also one-car parking.

This is a three-unit building, and HOA dues are $400/mo for this 1565-square foot unit.

Check it out after brunch. Open 2:00-4:00 this Sunday, January 23, 2011.

Filed Under: Noe/Eureka Valley Tagged With:

Noe Valley Teardown is Back Up

January 7, 2011 By Leave a Comment


It was 2005 when the small single-family home above at 1409 Sanchez in Upper Noe sold for $868,000 as a major fixer/teardown. Three years later, it was sold through a short sale for $870,000, and then came back on the market in 2009 for $970,000—and ultimately, for $895,000—as a “ready to break ground building project” for two units. The listing was withdrawn, but the development moved ahead.

Just listed at $2,575,000 as a 5BR/5.5BA single-family home (or two condos), here’s what we have today at 1409-1411 Sanchez:

Loaded with everything the discerning tech family will need (radiant heat, networked audio systems, media room with 105″ screen), the latest incarnation of this property also features high-end finishes and views. The lot isn’t huge, but there’s enough of a patio and yard for the kids & the dog. And maybe the next owner can get a little more creative with the exterior paint job. Marketing this property as a single-family home or two condos is an interesting one. I thought the lower unit’s efficiency kitchen was pretty skimpy for the $1,150,000 price tag, and the subterranean bedrooms are on the dark side (though the home theatre is pretty cool).

I liked the upper unit, but the lack of a good dining area may chip away at the $1,425,000 price tag. However, direct access to the roof deck is sweet.

Filed Under: Noe/Eureka Valley Tagged With:

Housing Confidence Abounds in Upper Noe

December 2, 2010 By Leave a Comment

On the heels of the finally-moving-forward Lux condo development at Church and 28th come dueling Victorian renovations on the 1500 block of Sanchez in Upper Noe. It’s pretty clear that homeowners in Noe are confident in both real estate values and large renovation projects, which is good to know moving into 2011.

1567 Sanchez was last sold in July for $1,075,000 ($50,000 over the asking price). The 2BR/1BA home is getting a major overhaul. The owners are doing a horizontal rear addition at the first floor for a new guest room and bath, new master bed and bath room, and one laundry. There will also be a new second floor deck and an overall interior remodel. Here’s a look behind the plywood barrier:

And directly across the street at 1566 Sanchez, there’s more gutting going on. This home was last sold in 2008 for $850,000. Here’s what it looked like then:

The current owners have a permit for this work issued:

SMALL REAR HORIZONTAL ADDITION – ADD THIRD STORY TO HOME, REPLACE FOUNDATION, EXPAND/REMODEL BASEMENT, ADD GARAGE, NEW INTERIOR STAIR, 3 NEW SKYLIGHTS, UPDATE ALL PLUMBING, ELECTRICAL, HVAC, FULLY INSULATE.

Here’s what it looks like now—basically the facade is the only thing left standing. And it’s good to see they’ve received permission for a garage.

Future Noe Valley buyers should take heed: The market is moving here, and with interest rates continuing to be at very low levels, this could be a good time to take advantage of softer prices and inventory that’s been sitting.

Filed Under: Noe/Eureka Valley Tagged With:

Noe Valley Lot On Track for “Luxe” Condos

November 27, 2010 By 1 Comment

 

Just got back into town after Thanksgiving and noticed the latest update on the blue church lot at Church and 28th Street in Noe Valley. Looks like this long-empty lot and development-hell condo project are finally experiencing some progress.

The former blue church was demolished about a year ago, but the long-simmering condo development went way off track due to the faltering economy. Some of you might recall that the site was historically a movie theatre, and The Examiner ran a good article last year with some background on that. The theatre had many names in its past, including “The Searchlight,” “Empress,” and “Princess.” None of those strike me as good condo building names, so it’s no surprise that the developers have elected to go with “The Luxe,” which was also a past theatre name. Luxury condos in Noe have actually been doing quite well, so the name is fitting.

Construction is scheduled to begin in two to three months, with unit delivery in Spring 2012. The project will consist of six residential condos over commercial. There will be three 2BR/2BA flats, approximately 1050-square feet each. And there will also be three 3BR/2.5BA townhomes, ranging from 1750-2150 square feet. All units will have one parking space, and there will be a shared interior courtyard (some units will have decks). We’re expecting high-end, modern homes here.

Here’s a close-up of the sign, which shows a rendering of the “coming soon!” project:

No word on price just yet, but I’m guessing units will range from $900,000 to well above $1.2M. Use Nove on Guerrero as a reference point. Those units sold rapidly at very high price points, and were in what would arguably be deemed a less desirable location.

Filed Under: Noe/Eureka Valley Tagged With: ,