Category Archives: What You Can Buy

Live and Work Under One Roof: 1 Enterprise Has Landed

Live and Work Under One Roof: 1 Enterprise Has Landed

One of the coolest live/work spaces I’ve seen is over at 1 Enterprise Street—a single-family residence with a studio/workshop, in a freestanding building in the Mission that was a brewery in the late 1800s. Enterprise is located on Folsom Street between 16th and 17th Streets.

1 Enterprise has 1,500 square feet of ground floor workspace, along with two levels of residential space that include four bedrooms and two baths. Outfitted with a chef’s kitchen, spa-like baths, a sound system, and a 360-degree view roof deck, the building is PDR-zoned (Production, Distribution and Repair). I particularly like the open timber interior and rustic, urban look:

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What You Could’ve Bought: For Under The List Price

The selling pattern in San Francisco continues to be list low, sell for more. However, it doesn’t always work out that way for some sellers. Properties that sell for under asking typically have spent a good chunk of time on the market, and are often in the multi-million dollar price range. But that’s not always the case. Here are a few examples of homes that didn’t have a fast path to a signed contract:

1290 Portola
West Portal
List Price: $2,198,000
Sale Price: $1,724,000
Days on Market (DOM): 91

This large, stately home was in easy walking distance to the West Portal retail area. But its busy location on the corner of Portola and Dorchester scared more than a few buyers away. Not a bad deal here; the house has three bedrooms on the same level and a nice, big kitchen. Continue Reading

Homes That Sold for Around $1 Million

Inspired by one of my favorite New York Times real estate features, I thought I would highlight six recent San Francisco sales around the $1M price point—a popular one in the city right now. This is a great way to see what you can expect to pay for future similar homes, as these sales will be good reference points in the months ahead.

Outer Parkside
1929 48th Avenue

2BR/1BA, 1,130 sq ft
11 days on the market
List price: $799,000
Sale price: $1,076,000 (cash)
Classic floor plan with two bedrooms at the rear, eat-in kitchen and bonus room/bath on garage level. Blank canvas of a yard. One block to the beach.
Continue Reading

Think Outside the Neighborhood Box for Under $1M

The single-family home market in San Francisco is a very competitive one, and the average price for a house is above $1M at this point in time. So it takes some serious strategizing, compromising and an open mind when it comes to finding a house for under a million dollars.

Most buyers in this price range realize quickly that if they want a house, they’ll need to go beyond buyer-saturated neighborhoods like Bernal Heights, Glen Park or West Portal. Because for every ten people who’d like to live in Bernal, there are maybe five that’ll consider less obvious and familiar areas. Continue Reading

SoMa Condos, High-End Houses Top Year-End Inventory

We’re approaching Thanksgiving, and that means we are officially in “year-end” territory. Buyers looking to get a deal are likely to find one in South of Market, or in the single-family home luxury market if they can spend $2,000,000+.

But there really are a variety of options out there right now. Here’s where to focus your energy if you’re aiming to purchase a condo or house before the end of 2016, along with price ranges and my picks:

Single-Family Homes
Central Richmond
What’s Available Two- to four-bedroom houses from $1,300,000-$2,500,000
My Pick 791 30th Avenue
791_30thave
791 30th Avenue was built in 1941 and is nicely updated. There are two bedrooms on the main level, and two more downstairs, with a total of 2,085 square feet. Landscaped yard and garage parking. Only one block from Golden Gate Park. List price: $1,495,000. Continue Reading

Where To Find Senior Housing in San Francisco

I’m often contacted by seniors or their families inquiring about what available housing in San Francisco. The truth is that the city has somewhat limited options for seniors. But I decided to round up the options in one blog post that will hopefully be a useful resource.

Senior housing in the city generally falls into three categories: full-service facilities with built-in healthcare services, buildings that are zoned for senior occupants, and centrally located complexes with amenities that I personally think are appealing and useful to senior-age residents. Here’s my roundup, with sales data courtesy of the San Francisco Multiple Listing Service:

1. Full Service Communities
If you’re looking for a residence that will let you easily transition into assisted living, these full-service communities are the best option in San Francisco. You’re basically paying an occupancy or entry fee, with monthly fees that cover your living expenses. All three of these communities are located in the Lower Pacific Heights area, with easy access to public transportation and nearby retail areas in Japantown, Polk Street, and Hayes Valley.

The Carlisle [1450 Post | Lower Pacific Heights]
What It Offers: Continuing care retirement community providing independent and assisted living services for those 62 and over.
How It Works: You purchase your unit and pay a monthly fee (from $4,000) that covers meals, housekeeping, activities, wellness center, cinema, and the usual HOA-related utility expenses such as water, trash, electric, cable, maintenance, and insurance.
What It Costs: This year’s sales ranged from $245,000-$530,000 for the one bedrooms, and $675,000 (with $6,000 monthly fee) for a 1,040-square foot two bedroom/two bath with parking. Continue Reading

What You Can Buy: 21 Days or More on the Market

What You Can Buy: 21 Days or More on the Market

There’s plenty of single-family home and condo inventory on the San Francisco market right now, and you may be surprised to know that more than half of those properties have been on the market for 21 days or more. That means offer dates have come and gone, and sellers will have some decisions to make as time goes on.

The high end of this 21+ days on market (DOM) portion of the market is well represented: The average price of a house is $2,976,744, and $1,584,750 for a condo. Continue Reading

New Listing: Little Hollywood Gem

New Listing: Little Hollywood Gem

My new listing at 230 Tocoloma is an adorable single-family home located in a neighborhood that’s one of San Francisco’s best-kept secrets—Little Hollywood.

Streets dotted with palm trees and charming, Southern California-style architecture are what you’ll find in Little Hollywood. Along with an excellent commuting location near the Bayshore Caltrain station, T Muni line to downtown and easy access to 101.

And in the midst of it all is 230 Tocoloma. This is a great find for buyers looking for a two-bedroom home with unique period details, a large garage, and wonderful outdoor space. You really need to stop in and see what I’m talking about. There are many interesting touches throughout, my favorite being the curved archways separating the rooms and intricate crown moldings.

We’ll be open on Saturday 6/11 and Sunday 6/12 from 2:00-4:00, so make your way down to Little Hollywood and see it live and in person! List price is $769,000.

Check out our property Web site here.

Coming Soon and Off-Market Opportunities: April 28, 2016

Inventory is here! Here’s a heads up on properties that will hit the market this weekend—or might be snapped up before they hit the MLS:

118 Melrose / Glen Park
3BR/2BA remodeled single-family home; huge deck, garden, 1 pkg
$1,195,000

504 Joost / Sunnyside
3BR/1BA house, 2 pkg
$949,000

18 Colonial Way #8 / Misison Terrace
3BR/2BA top-floor condo, views, good light
$829,000

125 30th Street / Glen Park
2BR/1BA Edwardian flat, 1 pkg
$899,000 Continue Reading

Coming Soon and Off-Market Opportunities: April 6, 2016

I’m seeing a lot more new listings coming on the market this week as we ease into Spring! Here’s a heads up on properties that will hit the market this weekend—or might be snapped up before they hit the MLS:

719 Avalon / Excelsior
3BR/2BA house with bonus room and bath down, 1 pkg
$849,000

5140 Diamond Heights Blvd #A303 / Diamond Heights
1BR/1BA top-floor condo facing rear gardens, 1 pkg
$599,000

147 Precita / Bernal Heights
5BR/3BA house with in law, 2 pkg
$1,700,000-$1,800,000 range

685 Peralta / Bernal Heights
3BR/2BA house with Bay views, 1 pkg
$999,000 Continue Reading

Coming Soon and Off-Market Opportunities: February 17, 2016

I’m seeing a lot more new listings coming on the market this week! Here’s a heads up on properties that will hit the market this weekend—or might be snapped up before they hit the MLS:

3750 21st / Eureka Valley
Newly entitled, 3BR/3.5BA, 2 pkg Dolores Heights single-family home development opportunity
$2,995,000

4096 17th Street #301 / Corona Heights
1BR/1BA condo in 35-unit building, 1 pkg
$499,000

468 Duboce / Duboce Triangle
Five-room Victorian flat with storage and leased parking
$999,000

140 South Van Ness #405 / SoMa
1BR/1.5BA split-level condo with city views, leased parking
$698,000 Continue Reading

Good Deal: Renovated Inner Richmond Home

Good Deal: Renovated Inner Richmond Home

I occasionally see properties that spend some time on the market and make me wonder why. The brand new renovation at 659 7th Avenue in the Inner Richmond is one of those homes.

The 4BR/4.5BA, 3200+ square foot Edwardian is perfect for buyers looking for a spacious, modern interior in a great neighborhood location. 659 7th Avenue was taken down to the studs in a 2015 renovation, and the results are impressive. Continue Reading

Price Reductions Creep Into San Francisco Market

Price reductions aren’t too common in the go-go market we’re experiencing in San Francisco right now. But they do happen occasionally. Savvy buyers know that price-reduced properties could be great opportunities to avoid multiple-offer situations and way-over-asking bids. Behind every price reduction is a motivated seller.

Of the 284 houses available now, only five have had recent price reductions. And only 14 of 354 active condo listings have chopped their list prices.

Here are my picks for three condos that are ready for offers now. Continue Reading

21 Days and Counting: Luxury Homes Wait for Buyers

Buyers in the $2M+ range should be checking out properties that have been sitting on the market for three weeks or more. That’s because there will likely be less competition, and you might also end up with a pretty good deal.

There are currently 47 houses and 30 condos on the market in this price range. Here are three of my favorite properties in the pack: Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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