Where PG&E Gas Lines Are in San Francisco

Where PG&E Gas Lines Are in San Francisco

It’s been several years since there have been high-profile PG&E gas line fires in The Bay Area. The San Bruno disaster happened in 2010, and a street went on fire in Oakland due to a gas line eruption in December 2013. And a natural gas pipeline in Fresno exploded in 2015, injuring eleven people.

San Francisco has fortunately not been the site of a similar fire recently. However, the gas lines do run underground in the city, and it’s important to be aware of their locations as part of your due diligence when buying a home. You can easily consult the pipeline map on PG&E’s Web site. Just click on the map, and zoom in on San Francisco until you can see the actual street names and gas lines. You can also type in a property address to see which lines are potentially nearby. Continue Reading

Spring’s Overbidding Trend: Pay $500,000+ To Get That House

Spring’s Overbidding Trend: Pay $500,000+ To Get That House

The list low, sell high pattern in San Francisco real estate has been going on for years. But a trend surfacing in April points to the willingness of some buyers in the $2,000,000-$3,000,000 range to pay anywhere from $500,000-$800,000 over asking for a single-family house to “win” their personal bidding wars.

That’s what five sets of buyers did last month, in neighborhoods as varied as the Central Richmond, Forest Hill, Forest Hill Extension, Ingleside Terrace, Eureka Valley/Mission and Bernal Heights. Let’s take a look: Continue Reading

Should You Buy Earthquake Insurance?

Two earthquakes in Blackhawk and the Geysers over the past couple days prompted me to run one of my most popular posts: Is it worth it to buy earthquake insurance?

Only about 12-15% of California homeowners have earthquake insurance, and I believe that ratio drops further in The Bay Area and San Francisco. This is because earthquake insurance is very expensive. In a condo building, it will double your homeowners association dues (HOAs). Additionally, most policies come with a 10-15% deductible. This means the damage to the building would have to be pretty severe in order for you to use your coverage. Continue Reading

New Listing: Multi-Unit Opportunity in The Haight

New Listing: Multi-Unit Opportunity in The Haight

Investors or buyers looking to live in a large flat and collect rental income from other units will love my new listing at 521 Clayton.

Featuring three vacant flats and a tenant-occupied unit, 521 Clayton is a classic San Francisco building with a prime Haight location near the heart of Haight Street and the Panhandle. There are wonderful period details running through the building, from crown moldings and exquisite wood work to stained glass windows and high ceilings. The building has a one-car garage and a nice garden at the rear. Continue Reading

Top 5 Challenges For a Condo Sale

If you’re planning to sell your condo this year, it’s important to be aware of certain things that will seriously shrink your condo’s buyer pool. Here are five of the most common challenges—and some advice on how to handle them so you have a successful transaction: Continue Reading

Condo Market Healthy But Flat in Q1 2017

Fewer buyers cared to overbid dramatically for condos in the first quarter of 2017—with a few exceptions when it came to two-level units, or nicely renovated ones in prime locations.

The average condo price for the 524 units reported sold in the Multiple Listing Service (MLS) was $1,270,736, up slightly from the $1,218,956 average in the first quarter of 2016.

Buyers paid a citywide average of $1,027 per square foot, with 24% of all sales changing hands for all cash. Continue Reading

Is The Condo/TIC You’re Buying in a Building That Needs a Retrofit?

Make sure you do your due diligence when it comes to buying a condo or TIC in a building with five or more units over a garage.

The city adopted a mandatory soft-story law in 2013, which targets buildings in various tiers that are susceptible to failing in an earthquake and requires owners to retrofit as necessary. You might be noticing these jobs happening as you walk or drive up San Francisco’s streets. Many of the buildings are on corners and have multiple garages. The city has notified building owners and has given them deadlines to apply for permits; work costs roughly $30-$50 per square foot—not an insignificant cost. Continue Reading

Just Sold: Unique Edwardian Home in Noe Valley

Just Sold: Unique Edwardian Home in Noe Valley

We just closed the sale of my listing at 4163 26th Street in Noe Valley. The seller had lived in the home for 53 years, and needed assistance in preparing for and executing his move. Our team included professional organizer and interior designer Gwen McClure, Dan Mahoney of Hassle-Free Hauling and also the new moving service, Lugg. Together, they worked to help the seller decide where to donate, dispose of or move his belongings.

Buyers and agents loved the unique nature of the property, such as the open beam ceiling and artist’s loft. And the garden was a big hit, as well, with its many Japanese maples.

Listed for $1,195,000, 4163 26th Street just closed escrow for $1,560,000.

Special thanks to buyers’ agent Tanya Dzhibrailova, lender Jane Viltman at All Homes Financial and escrow officer Paula Siegel of Fidelity National Title!

Untitled

Untitled

4163 26th Street
Noe Valley

Unique Edwardian Single-Family Home
Sold: $1,560,000
Represented Seller

Just Sold: 133 Venus in Silver Terrace

Just Sold: 133 Venus in Silver Terrace

My clients just purchased one of the few 3BR/2BA single-family homes available in San Francisco for under $1,000,000. They will be making their new home at 133 Venus in the up-and-coming Silver Terrace neighborhood, on a street that has a close-knit, friendly community.

Featuring all three bedrooms on the same level, 133 Venus has a spacious kitchen, living room with fireplace and large garage with great development potential. 133 Venus closed escrow last week for $953,888.

Congratulations to my clients, Stephanie and DJ! Much thanks to their lender extraordinaire, Karen McDowell at Bank of the West, as well as expert escrow officer Chris Matthews at Old Republic Title.

Single-Family Home Market Kicks Off 2017 With a Bang

There were no winter doldrums for the San Francisco house market this year. Low inventory and strong buyer demand fueled the first quarter—activity that promises to continue in 2017.

Possibly motivated by the threat of rising interest rates, buyers frequently waived contingencies in competitive situations, foregoing inspection, appraisal and financing safety nets to increase their chances of landing a single-family home.

The average price for the 381 homes sold was $1,761,226, up five percent over the first quarter of 2016. Continue Reading

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

Last Weekend Opens for Unique Noe Valley Edwardian

Last Weekend Opens for Unique Noe Valley Edwardian

My single-family home listing in a prime Noe Valley location has been very popular. The one-bedroom/one bath with loft area and many interesting features—catwalk, open beam ceiling, to name a few—has attracted many prospective buyers.

Listed for $1,300,000, 4163 26th Street is a short distance from the heart of the 24th Street retail area, as well as the J Muni to downtown and multiple bus lines.

We’ll be open on Saturday and Sunday from 2:00-4:00. Stop in if you’re in the neighborhood! And check out our property Web site here for more photos and details.

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:

Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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