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!

Single-Family Home Market Soars in San Francisco

Single-Family Home Market Soars in San Francisco

Houses are a hot ticket—especially for properties under $1,500,000 in neighborhoods with high Walk Scores and easy Muni/BART access.

The “fixer” market is ripe with contractors and developers looking to invest in their latest flip, and would-be owner occupiers looking to build sweat equity. Take the small home (see photo) at 626 Faxon in Westwood Park. Steps from Ocean Avenue’s Muni line to downtown and its array of shops, restaurants and of course, Whole Foods, 626 Faxon was listed for $699,000. The seller received 42 offers, and the property will close in the mid-$900,000s. Continue Reading

Top Designers Talk 2016 Trends

Interior designers are finding themselves moving away from “cookie-cutter” renovations and spare spaces in 2016, said two prominent local designers at a panel discussion I attended last week at the San Francisco Design Center.

designcenter event

My client, Catherine Kwong of Catherine Kwong Design, was a panelist along with Geoffrey De Sousa of De Sousa Hughes. Million Dollar Listing L.A. cast member Josh Flagg was also thrown into the mix. Continue Reading

Noe, Potrero Condos Looking for Qualified Buyers

My two condo listings in Noe Valley and Potrero Hill are looking for qualified buyers to make these properties their homes!

148 Duncan is a gracious, top-floor 2BR/1BA condo with a formal dining room, private deck, shared yard, independent parking and storage. It’s in a great Upper Noe location that’s near BART, the J Church, shuttle stops and freeways—not to mention the restaurants, cafes and services in Noe, the Mission and Bernal Heights. List price is $1,195,000.

Here are two of my favorite rooms at 148 Duncan:
148Duncan LR1 Continue Reading

The Difference Between a TIC and a Condo

It’s not always obvious whether a property is a condo or tenancy-in-common (TIC) when you’re a buyer who’s searching online for properties. You have to click in to all the details before you realize that the photos of the wonderful “flat” that seems listed kind of low is actually a TIC.

But what’s the difference between a TIC and a condo? All things being equal, couldn’t you just buy a TIC if it has the space and location you want? Continue Reading

Just Listed: 310 Missouri in Potrero

Just Listed: 310 Missouri in Potrero

I love my new listing at Missouri and 18th in Potrero Hill. It has everything everyone is looking for—two bedrooms, two bathrooms, and an extra room for work space, nursery or guests.

There’s also that great-looking kitchen (left), light-filled dining area and view deck. Other amenities include one-car tandem parking, abundant storage and deeded attic space.

But back to that Missouri and 18th location. When people say they want to live in Potrero, this is where they want to be. You’re literally next to Chez Maman, and around the block from a multitude of shops, cafes and restaurants. Easy access to public transportation downtown, tech shuttles and 280 for South Bay commutes.

This property is currently a TIC in a two-unit building. The lower unit owners will be refinancing, and both the sale of 310 Missouri and the lower unit need to close escrow simultaneously to complete the condo conversion process. So you’ll be owning a condo.

List price is $1,095,000. Check out our Web site here!

Just Sold: Noe Valley Senior Condo

Just Sold: Noe Valley Senior Condo

I first listed the adorable 1BR/1BA condo at 3953 24th Street #6 in a prime Noe Valley location back in October 2015. The building was zoned for occupants 62 or older, so the buyer pool was limited. We had a few serious buyers through, and one accepted offer that ended up unfortunately falling out of contract.

We decided to continue marketing the property, knowing that the new owner of the senior condo would come along sooner or later. And she did, in mid December. My seller accepted her offer at the full $550,000 price, with a big contingency: The buyer had to first sell her own house out of the area, and then could purchase 24th Street. 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

5 Things to Know About Negotiating New Condo Contracts

5 Things to Know About Negotiating New Condo Contracts

San Francisco continues to coast along its construction boom these days, with new developments going up in neighborhoods on a rolling basis—with many more to follow in the next several years.

There are two ways to handle contract negotiations if you’ve decided to buy a newly built—or not-quite-finished—condo. You can go directly to the sales office, or work with a local Realtor. Some buyers feel that they can handle things on their own, while others appreciate the guidance of a seasoned professional who’s negotiated contracts on other developments in the past. Continue Reading

Coming Soon and Off-Market Opportunities: February 10, 2016

Inventory of any kind is a little sparse at this point in the year. But now that the Super Bowl is behind us and the weather is simply Spring like, I’m hoping we have more homes for buyers to consider.

Here are my picks for this week’s up-and-comers:

2474 30th Avenue / Parkside
3BR/2.5BA, Marina-style home with 2 pkg
$999,000

444 Arkansas / Potrero Hill
3BR/2.5BA on one level, fab views, 1 pkg
Price in $1.9M range

2586 28th Avenue / Parkside
2BR/1BA spacious house with room down
$929,000

626 Faxon / Westwood Park
2BR/1BA fixer, huge garage
699,000 Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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