Coming Soon and Off-Market Opportunities: September 16, 2015

New listings are popping up everywhere, on and off the market. Here are my picks for upcoming and off-market listings this week:

745 DeHaro / Potrero Hill
2BR/2BA view home, 2,000 sq ft, three levels, 1 pkg

242 San Jose / Mission
Architecturally significant 4BR/2.5BA + guest quarters, 27′ x 175′ lot, pkg

2842 Pierce / Cow Hollow
2BR/1.5BA condo, 2 pkg
$2,550,000Continue Reading

SF Real Estate Summer Recap 2015

Welcome to the Fall real estate season in San Francisco, when the clock ticks down to the holidays and the serious buyers and sellers break away from the pack. And for that reason, Fall is my favorite time to sell real estate. You either get it done, or you don’t.

Buyers who have been feeling out the market and hoping for a price correction throughout 2015 will decide once and for all whether a new home or investment is in the cards for them this year. And sellers listing their houses in September and October have the better part of a year’s worth of data to help them decide whether they’re comfortable with the true selling range of their homes.

It’s a good time to recap what happened over the summer in the single-family home and condo markets, because June-August comps will influence how much buyers are willing to pay in the Fall.Continue Reading

Just Listed: Style and Character North of Cortland

Just Listed: Style and Character North of Cortland

My new listing at 130 Gates is officially on the market. Featuring nicely preserved vintage period detailing and Bay views, 130 Gates also happens to be located two blocks north of Cortland. Which means you walk out the door and smell the Sandbox Bakery pastries as you get closer to Cortland.

The 130 Gates sellers restored the exterior during their ownership, which is worth mentioning because it looked like this circa 2001:

This is why the neighbors who stopped in at our twilight tour last week commented that my clients had the nicest-looking house on the block.

For those of you who aren’t familiar with Bernal Heights’ many microhoods, 130 Gates is located in the very desirable and popular North of Cortland area. Check out my most recent look at values there and around Bernal.

For photos, details and more, please visit our property Web site. Our list price is $1,195,000. We’ll be open this Thursday from 6:00-7:30, and Saturday/Sunday from 2:00-4:00! Please get in touch with me at 415.823.4656 / if you have any questions or would like to schedule a private showing.

Last-Ditch Summer Blog Break

Last-Ditch Summer Blog Break

I’ll be trying to squeeze in some rest and relaxation before the big Fall real estate season starts in September. But I’ll be back during the first week of September with the deets on my new Bernal listing.

Enjoy the rest of your summer and I’ll see you in September! Thanks again for your continued readership, and for reaching out to me for my real estate services. I look forward to helping many of you find new homes this Fall!

Coming Soon and Off-Market Opportunities: August 19, 2015

Here are my picks for upcoming and off-market listings this week:

12 Winfield / Bernal Heights
2BR/1BA top-floor condo, 1 pkg

355 Buena Vista Ave East #506W / Buena Vista-Ashbury Heights
1BR/1BA, 855 sq ft, 1 pkg

555 Filbert St / Telegraph Hill
3BR/2BA renovated, top-floor TIC, 1 pkg
$1,695,000Continue Reading

SF Real Estate Sees Its Share of Summer Overbidding

The summer may have quieted down the market a bit in San Francisco, but that doesn’t mean prices are softening or that buyers have backed off from extreme overbidding (25%+ above the list price). In fact, we have three cases this month of irrational overbidding, too (50% or more over asking).

Of the 74 sold houses so far in August, 23 of them sold for 25% or more over asking. However, the condo market is definitely not experiencing parallel activity. Only six of the 62 units sold traded hands for more than 25% over asking.

Houses on the west side made a strong overbidding showing this month. Thirteen of those 18 houses sold for 25% or more above the list price were located in the Sunset, Parkside, Richmond and Golden Gate Heights. Buyers for the tenant-occupied house on Capp at 22nd Street in the Mission paid $1M in cash for what’s presumably a development opportunity.

Here’s how things have gone so far in August 2015:

Extreme Overbidding (25%+ over asking)
763 36th Ave / Outer Richmond
List Price: $788,038 / Sale Price: $985,000 (25%)

554 45th Ave / Outer Richmond
$1,125,000 / $1,500,000 (33%)

2080 14th Ave / Golden Gate Heights
$899,000 / $1,302,080 (45%)Continue Reading

Five Things That Can Shrink a Condo’s Buyer Pool

Certain things about a building or homeowners association (HOA) can seriously shrink a condo’s buyer pool. In the end, getting multiple offers on a property is directly linked to how many buyers are interested. I’ve rounded up five of the most common things that present challenges in a sale. If you’re planning to sell your condo this year, make sure you’re prepared to handle buyer objections when it comes to these factors:

1. Very high HOA dues. There’s a reason this is listed at number one. Many buyers balk at paying upwards of $500 a month in HOA dues. Of course, some are willing to pay a bit more if, say, the fitness facilities would replace their current gym membership. The reality is that if you’re living in a large building, the operating costs are simply higher, from paying for that 24-hour concierge to maintaining elevators, common areas, pools and roof decks. I’m seeing more buyers filtering their searches with maximum HOA dues amounts. From a seller’s standpoint, there’s not a lot that can be done about high HOA dues. However, it’s sometimes worth offering to pay a year’s worth of HOA dues, for example, as part of the deal.Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate


BRE# 01352627

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