SoMa’s Sapphire Slashes Prices

SoMa’s Sapphire Slashes Prices

The sales team at 252 9th Street in SoMa, known as Sapphire, has been marketing its 15 well-appointed new condos since September. Though some of the units are in contract, there are still plenty available. And prices are about to be slashed significantly.

Savvy buyers, take note: Sapphire offers one- and two-bedroom condos that feature European oak hardwood floors, high ceilings, kitchens with Bertazzoni gas ranges, and washer/dryer hookups. Amenities include patios or balconies in select units, a fantastic roof deck with amazing city views, bike parking, storage lockers, and elevator service to all levels. HOA dues are in the $400-$500 range. Continue Reading

Which Neighborhoods Have the Best Weather?

If you’re new to San Francisco, then it’s important to be aware that our city has a variety of microclimates. One minute you can be driving around with the top down, sweating, and the next you’re turning on the seat warmers. If you’re considering purchasing a home here and are particularly weather sensitive, it’s important to know which neighborhoods tend to have the most favorable climates.

Of course, San Francisco has citywide fog and wind no matter where you go. But some areas have longer periods of time during a given day when the sun shines and the wind is at a minimum. So here’s a quick rundown: Continue Reading

Price Reductions Creep Into San Francisco Market

Price reductions aren’t too common in the go-go market we’re experiencing in San Francisco right now. But they do happen occasionally. Savvy buyers know that price-reduced properties could be great opportunities to avoid multiple-offer situations and way-over-asking bids. Behind every price reduction is a motivated seller.

Of the 284 houses available now, only five have had recent price reductions. And only 14 of 354 active condo listings have chopped their list prices.

Here are my picks for three condos that are ready for offers now. Continue Reading

Coming Soon and Off-Market Opportunities: October 28, 2015

A good portion of the Fall inventory is on the market, but there are some properties quietly being marketed outside the MLS. Here are my picks for this week:

507 Capp / Mission
Grand 5BR/6BA renovated Edwardian on three levels, garden, 3 pkg
$4,400,000

2771 38th Avenue / Outer Parkside
3BR/2BA remodeled house, 1 parking
$895,000

555 4th Street #513 / SoMa
2BR/1BA, 1 pkg
$1,050,000 Continue Reading

Where PG&E Gas Lines Are in San Francisco

Where PG&E Gas Lines Are in San Francisco

It’s been a few 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. Earlier this year, a natural gas pipeline in Fresno exploded, 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

Just Sold: Ingleside Heights Condo

Just Sold: Ingleside Heights Condo

I’m extremely pleased to let you know that my client just closed on the purchase of a lovely condo in the Oceanview Village community in Ingleside Heights.

Oceanview Village is within walking distance of BART, has useful commercial spaces (like a 24-Hour Fitness) and is also near 280 for South Bay commuting. It’s become a popular spot for first-time home buyers looking spacious, well-appointed condos with parking. Continue Reading

Engine No. 44 Hits Hot Luxury Market—Again

Engine No. 44 Hits Hot Luxury Market—Again

The former firehouse at 3816 22nd Street that was transformed in 2007 into a modern home on a prime Noe Valley block is back on the market.

Engine No. 44 was originally built in 1909, and was sold by the San Francisco Fire Department in 1959 to well-known local artists, Mark Adams and Beth Von Housen. The building was sold in 2006 for $2.1M ($600,000 under the list price) and completely renovated in 2007. Continue Reading

Coming Soon and Off-Market Opportunities: October 21, 2015

Though a good portion of the Fall inventory is on the market, there are some properties quietly being marketed outside the MLS. Here are this week’s offerings:

Six Newly Rebuilt Flats on 19th Street @San Carlos / Mission
2BR +den/2BA residences, each have exclusive storage/bonus rooms
Fractional financing for TICs
$$1,100,00 – $1,195,000

3816 22nd Street / Noe Valley
4BR/3BA house, renovated firehouse, four very contemporary levels
$6,898,000

315 Arlington / Glen Park
2BR/1BA condo, garden, 0 parking
$899,000

268 Day #4/ Noe Valley
2BR/1BA top-floor condo, 1 pkg
$849,000

1257 Guerrero / Noe Valley/Mission
Bonafide Victorian bed and breakfast with 9BRs/9.5BAs, 4% cap rate, striking painted lady exterior
$4,500,000
Continue Reading

The Tree in Front of Your House is Yours To Tend

If you have a tree in front of your property, it’s important to know that you’re responsible for taking care of it.

There are approximately 100,000 street trees in San Francisco, as per the Department of Public Works (DPW). The majority of these trees are maintained by homeowners, but there are about 24,000 trees in DPW’s care. Unfortunately, DPW doesn’t have the resources to care for these 24,000 trees. The agency is transferring responsibility for these trees to the fronting property owners over the next seven years. Continue Reading

Just Sold: 130 Gates in Bernal Heights

Just Sold: 130 Gates in Bernal Heights

My lovely three-bedroom house listing at 130 Gates closed this week. We worked hard in the pre-listing phase, pulling together painters, cleaners, haulers and stagers. In the end, we found a fantastic buyer who loves the house, and have happy sellers.

List price for Gates was $1,195,000, and we closed for $1,495,000. That’s just over 25% above the list price, which is the average overbid in Bernal for three-bedroom houses in good locations.

A special shout-out to Zephyr agents Sabrina Gee-Shin and Kelly Quon, who did an excellent job representing their client and were on top of every detail. Aileen Hom at Wells Fargo expertly guided the buyer’s loan along. And much thanks to Michelle Patterson at Old Republic title for her masterful escrow work!

Time is running out to get new listings ready, on the market and sold. If you’d like to talk about selling your house this Fall, please contact me. I’m also available to strategize with sellers interested in putting their properties on the market in 2016.

8200 Oceanview Terrace #409
Ingleside Heights

Stylin’ 1BR + Den Condo
List Price $499,000
Sale Price $540,000
Represented Buyer

1133 Wisconsin
Potrero Hill

Sweet 2BR/1BA with Bay Views
Off-Market Sale
List Price $895,000
Sale Price $895,000
Represented Seller

Queen Anne For Sale Again a Year Later, in Mid Renovation

Queen Anne For Sale Again a Year Later, in Mid Renovation

If you have $4,500,000 hanging around, would love a classic Queen Anne Victorian near Buena Vista Park and want to jump right into a renovation, look no farther than 1450 Masonic.

The 6BR/5.5BA, 6,000 square foot house was sold in July 2014 for $5,375,000. Permits were issued in November 2014 for a remodel of the kitchen and three bathrooms, and the current owners are now selling the house in mid renovation. (Hint: There’s no kitchen.)

You’ll also have to sign a waiver of liability to tour the property. So don’t count on wandering in after a boozy brunch in the neighborhood.

New Listing: Senior Condo in Heart of Noe Valley

New Listing: Senior Condo in Heart of Noe Valley

My new Noe Valley senior condo is about to hit the market, but you’re reading about it here first!

3953 24th Street #6 is a charming, top-floor condo zoned for an occupant who is 62 years or older. The unit features a large, south-facing view patio, lovely kitchen area, and custom furniture that is included in the sale.

HOA dues are $495.96/month. The condo is in an eight-unit building that’s directly across the street from Whole Foods. Just outside are cafes, restaurants, shops, public transportation and numerous car-sharing stations.

The occupant(s) must be 62+, but the buyer need not be. Perfect for families who’d like a parent living nearby in the neighborhood, or a buyer looking for an ideal pied-a-terre.

List price is $499,000. Visit our Web site for photos and details!

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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