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

Shake Things Up at Home With a Retrofit Grant

Many San Francisco buildings are surprisingly lacking when it comes to seismic strength. The good news is that you may qualify for an earthquake retrofit grant under the Earthquake Brace + Bolt (EBB) program.

EBB provides funds for improving earthquake resistance. The program is the first incentive offered by the California Residential Mitigation Program (CRMP), under the direction of the California Earthquake Authority. The EBB program was created in 2011 and put in place to help homeowners better retrofit their properties. Continue Reading

New Listing: Fully Loaded Noe Condo

New Listing: Fully Loaded Noe Condo

I’m proud to present my new listing at 148 Duncan Street in Noe Valley. It checks all the boxes: two large bedrooms, formal dining room, remodeled kitchen and bath, private outdoor space and charming period details.

One-car parking, abundant storage and shared garden are in the mix, too!

The condo is perfect for South Bay or downtown commuters, as 148 Duncan is situated near freeways, BART, Muni and tech shuttle stops. We’re also a quick shot away from the restaurants, shops, bars and cafes in Upper Noe, the Mission and Bernal Heights.

List price is $1,195,000, and you can see more photos/details at our property Web site.

First opens are this Saturday 2/6 from 2:00-4:00, and Sunday 2/7 from 12:00-2:00, before the Super Bowl game and festivities kick off. Looking forward to seeing you then!

Another 5-Star Yelp Review from Happy Clients!

My clients recently purchased a single-family home in the Outer Mission, and wrote a detailed Yelp review about their experience working with me (click on image below for a larger version):

yelpreview_tom_joseph

Please get in touch if you plan to buy a home in San Francisco—or are even in the beginning stages of thinking about doing it. I’m available to strategize with you and help you achieve your real estate goals. I’m at ebermingham@zephyrsf.com / 415.823.4656.

Good Deal: Renovated Inner Richmond Home

Good Deal: Renovated Inner Richmond Home

I occasionally see properties that spend some time on the market and make me wonder why. The brand new renovation at 659 7th Avenue in the Inner Richmond is one of those homes.

The 4BR/4.5BA, 3200+ square foot Edwardian is perfect for buyers looking for a spacious, modern interior in a great neighborhood location. 659 7th Avenue was taken down to the studs in a 2015 renovation, and the results are impressive. Continue Reading

What You Can Buy: My Picks for This Week

Inventory is starting to hit the market, and I’ve been scouting around for properties for my buyer clients. In between, I get to see properties that aren’t quite a fit for my buyers, but would work for my blog readers who may be house hunting. Here are some cool properties in varied price ranges. If you’re interested in taking a look, give me a shout at 415.823.4656 and we can schedule a showing just like that.

500 Masonic #2 / NoPa
2BR/2.5BA, 1220 sq ft, 1 pkg
$1,299,000
500masonic_2
The two-level condo at 500 Masonic #2 has what many buyers are looking for—two bedrooms upstairs, an open kitchen/dining/living space, in-unit laundry, and secure garage parking for up to two cars (tandem).
Pros: Large, deeded rooftop space easily accessible from the elevator. Smaller, seven-unit building. 94 Walk Score!
Cons: One bedroom and the main living space front Masonic, which is a heavily trafficked street. (Note that a major streetscape improvement project is planned.) Continue Reading

Few Price Reductions from Luxury Market Sellers

Few Price Reductions from Luxury Market Sellers

Luxury home sellers in San Francisco don’t seem to be in any hurry to move their properties. Most sellers are sticking with their list prices, despite an average of 75 and 71 days on market, respectively, for single-family homes and condos listed for $2,000,000 or more. Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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