If you’re looking for a spacious, top-floor condo in a centrally located neighborhood with great natural light, parking, storage and an in-unit washer/dryer, look no further than my listing at 156 Duncan.

To get you in the door without actually making the trip, check out this video walkthrough. It will give you an excellent sense for the space and amenities:

156 Duncan: The Tour

We’ll be open this Sunday before the Super Bowl, from 1:00-3:00. Stop in and see me! Also easy to show, just give me a call at 415.823.4656 or email at ebermingham@zephyrsf.com

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.

Contact me if you’d like me to keep you updated on the best times to tour these properties.

The luxury condo market is challenged these days, particularly when such a unit is in a weird location. Situated on the Mission/Potrero border adjacent to a Safeway loading area, 141 Hampshire #B has been on and off the market since 2008. And it’s making a return appearance in 2012.

The 3BR/2BA, 2790-square foot townhouse is certainly spectacular enough. It spans two levels and features double height windows, two walk-out terraces, a private roof deck, and city, Bay, bridge and Twin Peaks views. The unit was built in 2001, so it has somewhat dated finishes at the moment (think granite counters). But you also get one-car parking and in-unit washer/dryer. I remember being pretty impressed with the space when I toured it a few years ago.

The property was listed back in 2008 for $2,788,000, believe it or not. Then the seller changed agents and dropped the price to $1.7M in 2009. When that strategy didn’t work after 244 days, they let the listing expire.

But now, I get the sense the sellers are thinking the 2012 market is a good one for 141 Hampshire #B. Because this time around, they’ve bumped up the list price to $1,795,000 (and are now on their third real estate agent). Considering there are nine other condos listed in San Francisco in the $1.5M – $1.9M range, it’ll be interesting to see if a buyer is willing to overlook the unglamorous Potrero Avenue/grocery store loading location. But the views could potentially make the sale happen this time around.

If you’ve always dreamed of having a large bedroom with a sitting area and walk-in closet, allow me to direct your attention to my new Noe Valley listing at 156 Duncan Street. The 1BR/1BA condo is well appointed, with excellent 1920s period details, wonderful natural light and a top-floor position within this four-unit building.

156 Duncan is somewhat supersized; it’s about 1100 square feet. There are three walk-in closets, and we’ve set up the closet off the living room as an office so you can envision how you may use all the space. The sellers installed skylights in the kitchen and bathroom, so this unit is a nice fit for buyers who prize natural light. If you’re into giving dinner parties, the formal dining room will rock for you. If you’re not a big cook, you can use the space in a different way.

For those buyers who absolutely want an in-unit washer/dryer, the laundry room off the kitchen will make you happy.

The parking space is the best one in the building, as its garage door is exclusively used by 156 Duncan. And there’s generous storage, as well. HOA dues are $325/month. 156 Duncan is situated in an amazine location, near restaurants, shops, cafes, Muni, BART, tech shuttles and freeways.

List price is $739,000.

We’ll be open this Saturday, January 28th from 1:00-3:00 and Sunday, January 29th from 2:00-4:00. Stop in and see me!

For more details and photos, visit 156duncan.com

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.

Back in the mid 2000s, it was quite common for bidding wars to culminate with one or two buyers offering way, way beyond the list price because they really wanted that property—and the home was priced low to allow for overbidding. The underpricing strategy is certainly making a comeback, particularly with respect to the Mission Dolores area.

The most recent incident occurred at 3668-70 18th Street, between Dolores and Guerrero (exterior above). Right—the block with Tartine, Bi-Rite and Delfina. The two-unit property with an unwarranted third, garage-level unit was listed at $995,000. Though the building was in very sound condition, kitchens and baths needed updating, and the exterior was certainly nothing to write home about. However, 21 sets of buyers wrote offers, and the winning bid turned out to be $1.3M.

And then there was the sale over at 3883-85 20th Street, which borders the south end of Dolores Park:

One of the two units was basically down to the studs, requiring substantially more money to complete the job. List price was $1.3M, and the sale closed in November for $1.5M.

Chalk up this somewhat frenzied activity to the fact that Mission Dolores continues to be a hot, hip neighborhood for TIC/condo/multi-unit buyers who want the proximity to the 18th Street/Valencia corridors, Dolores Park, and public transportation (not to mention tech shuttles to the Peninsula). Buyers really will go nuts for these things, and they obviously will respond in droves when a property is purposely priced low to attract interest.

My client just closed escrow yesterday on the lovely 1BR/1BA Edwardian condo at 21 Delmar in the Haight. The unit has high coved ceilings, two fireplaces, an updated eat-in kitchen, and central heat. List price was $499,000.

21 Delmar has a 92 Walk Score, and is blocks from Buena Vista and Golden Gate Parks, and around the corner from Haight Street. This is a perfect example of the type of property that provides great space in a classic architectural style, all while being situated in a quintessential, central San Francisco neighborhood.

There’s often a lot of inventory in the SoMa/South Beach neighborhoods, primarily because all the buildings translate into condos—and lots of ‘em. So to cut through the clutter, I decided to hone in on three condos in the $1M range so you could get a sense for what these properties have to offer.

1160 Mission #2313
SoMa Grand
2BR/2BA Penthouse
1600 sq ft
2-car parking
HOA dues: $851/month

Though its “French chic meets SOMA hip!” mashup may not be for most, this penthouse unit #2313 has killer city views. The 246-unit SoMa Grand is located in the still transitioning mid-Market neighborhood, which means you will want to take advantage of the hotel-style services like concierge, house cleaning, and organized activities—not to mention in-house restaurants—so you don’t have to wander around at night doing your own legwork. But that was the goal behind the SoMa Grand.

229 Brannan #17G
The Brannan
2BR/2BA Penthouse
1517 sq ft
2-car parking
HOA dues: $918/month

South Beach standby The Brannan has been the site of many condo sales across four-building property since 2001. Though many properties have been constructed since then, The Brannan continues to age well. This particular penthouse unit #17G has city, ballpark and Twin Peaks views, and 9.5-foot high ceilings. The Brannan’s location is excellent, and is a great place from which to walk to the Ferry Building, Union Square and more.

1 South Park #408
3BR/3.5BA
1794 sq ft
1-car parking
HOA dues: $575/month

The lone low rise of this trio, 1 South Park has an excellent location near the ballpark, as well. #408 is a top-floor, two-level unit with plenty of natural light. Two of the three bedrooms have their own ensuite baths, and the upper level entertaining rooms feature walls of glass that face both east and west. There’s also an expansive view deck. This unit came on the market last October 2011 at $1,695,000, so the current price reflects a reduction. 1 South Park isn’t an amenity building, so it’s a good fit for buyers who don’t want to factor in paying for a fitness club, media room, concierge or other benefits that are included with the larger properties in the area.

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.

The two-bedroom cottage at 655 Mississippi may be the cute, well-appointed house Potrero buyers have been waiting for in the new year. Listed at $699,000, the home has a lovely open floorplan that features a side deck right off the remodeled kitchen.

You wouldn’t know it from the exterior, but 655 Mississippi has vaulted beamed ceilings, two large skylights, and a gas fireplace. The kitchen even has wine storage and an island with breakfast bar, as well as a sizeable yard with a detached bonus room at the rear of the property.

 And the best part? No one living above or below you, and no HOA dues.

Now, the house isn’t huge—tax records show about 1000 square feet—but sometimes it’s all a matter of how well the space is laid out. And there’s no garage, which could be a dealbreaker for some.

The 600 block of Mississippi isn’t a particularly poor location; it’s important to note that your neighbors are a mix of residential and commercial. However, if you walk out your door and hang a left on 22nd Street, you can hit all the Dogpatch restaurants and cafes that have sprung up over the past several years.

The property last sold in 2004 for $759,000, so let’s give the sellers credit here for being realistic in the current market with their list price.

Open Sat 1/14 and Sunday 1/15 from 1:00-4:00.