Sellers Need Lead Time in Spring Market

Allow yourself enough lead time for pre-sale work if you’re planning to sell your San Francisco home in the Spring.

Though some future sellers start strategizing in January or February, others wait until April or May. At that point, painters, stagers, contractors and other critical tradespeople may be booked well in advance. Continue Reading

Short List of Sold Properties
58 Ellsworth
Bernal Heights

Victorian Cottage
Sold: $1,200,000
Represented Buyer

Just Sold: 58 Ellsworth in Bernal Heights

Just Sold: 58 Ellsworth in Bernal Heights

Congrats to my clients who close today on this lovely Victorian single-family home in a prime Bernal Heights location!

58 Ellsworth is ground zero for indoor-outdoor living at the top of the hill. The kitchen leads right out to this amazing yard, complete with fire pit and hot tub:
58ellsworth_yard

The living room has a box-beam ceiling and fireplace, and is adjacent to the large dining area and well-appointed kitchen. Best of all, 58 Ellsworth is located only two and a half blocks north of Cortland—and just below Bernal Hill. You get access to the trails and bucolic setting, yet are a quick walk away to the restaurants, shops and conveniences on Cortland.

310 Missouri
Potrero Hill

Victorian Condo
Sold: $1,290,000
Represented Seller

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

148 Duncan
Noe Valley

Edwardian Condo
Sold: $1,080,000
Represented Seller

Underpricing Strategy Still Works for Sellers

Underpricing Strategy Still Works for Sellers

If you’re a homeowner who’s about to list your San Francisco property this Spring, have no doubt about where to set your list price: Well below the sale price you’re seeking.

If there’s any doubt that underpricing is the best way to jack up your value, take a gander at how things played out at 1812 Church Street. The 2BR/1BA single-family home on the border of Glen Park and Noe Valley was first listed for $1,495,000 in mid February. When no buyers materialized after two weeks, the price dropped to $995,000. A week later, the house went into contract with no contingencies, and closed on March 18th for $1,445,000. Continue Reading

647 Athens
Excelsior

Large Renovated House
Sold: $1,050,000
Represented Buyers

Spring Break for This Blogger

Time for a real estate Spring break!

I’ll be back in early April refreshed and ready to tackle what’s shaping up to be a busy San Francisco Spring market.

Thanks for your continued readership.

Just Sold: Big Excelsior House

Just Sold: Big Excelsior House

I’m happy to report that my clients just closed on a great single-family home on a nice block in the popular Excelsior neighborhood.

647 Athens is a 3BR/2BA, fully detached home with almost 2,000 square feet and a one-car garage. Built in 1912, the house has been updated and includes a large kitchen with island, as well as a family room downstairs. Listed for $799,000 the seller received multiple offers, but we prevailed in a multiple counter offer situation. Continue Reading

Five Things That Cut Your Condo’s Value

We’re fast approaching the busy Spring real estate season, and many people are getting ready to put their condos on the market. That means there’s a lot of discussion happening citywide between sellers and real estate agents about value.

There are a lot of factors that can limit resale value, but I wanted to highlight a few things that can narrow the buyer pool for your condo. Here are my top five, based on what I’ve seen recently in the market. Continue Reading

Where You Can Buy a House for Up to $1M in San Francisco

A home-buying budget that maxes out at $1,000,000 has its limitations—especially when it comes to a single-family home. So where can you still find a house in that price range?

There are a few neighborhoods where these sales have taken place so far in 2016. Here’s where and what you can expect in the single-family home market for up to $1,000,000: Continue Reading

Condo Overbids Calm Down in Early 2016

The San Francisco condo market is softening when it comes to overbidding. Though aggressive overbidding (20% or more over list price) has been happening on select properties this year, the gap between list and sale price for the average condo is narrowing.

The average citywide, year-to-date condo overbid is four percent. Of the 301 condos sold as of this writing, only 20 changed hands for 20% or more over the list price.

A handful of neighborhoods saw one or two sales in this range—Noe Valley, Mission Dolores, Hayes Valley, Lake, Lower Pacific Heights, Pacific Heights, Nob Hill, NoPa and Potrero. Continue Reading

Know The Ground Upon Which You Live

This being earthquake country, it’s important to know what sort of ground lies beneath the home you own or are planning to purchase. In San Francisco, there are liquefaction zones, which are essentially landfill and are not recognized to be as stable. I’ll let Wikipedia explain it in more detail here.

Yes, people are buying and selling property all the time who live in what are deemed liquefaction zones. Some of the most popular neighborhoods, in fact, are those which are very much a part of these zones. Think the Marina, North Beach, South Beach, Mission Bay, South of Market, and the Mission. But that factor isn’t stopping developers, who are building new condo developments at a frenzied pace in the last four of those neighborhoods. Continue Reading

Price Refresh: 148 Duncan

We just adjusted the price of my two-bedroom Noe Valley condo at 148 Duncan.

The property is a better deal than ever, now at $1,095,000—down from $1,195.000.

That means you have the opportunity to own a spacious, top-floor flat with a remodeled kitchen, in-unit laundry, private deck, parking, storage and shared garden.

Here’s the kitchen, with attached laundry room:
148Duncan Kitch1

Visit our property Web site for more details and photo gallery.

We’ll be open Saturday and Sunday from 2:00-4:00!

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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