Just Listed: Unique Noe Valley Edwardian

Just Listed: Unique Noe Valley Edwardian

I’m proud to present my new listing is 4163 26th Street, a handsome Edwardian in an A+ Noe Valley location. This well-maintained single-family home has a great vibe, from its cool open beam ceilings to the loft sleeping area and large rear bedroom. There are downtown views, and an amazing garden with Japanese maples.

You’ll love the spacious kitchen with its Wedgewood stove and mosaic backsplash. The full basement offers ample storage and laundry. Great location on 26th Street between Noe and Castro, just a few blocks to the 24th Street retail corridor and library.

4163 26th Street sits on a large, 2,848-square-foot lot and has excellent potential to be reimagined for today’s living.

Our very first open house will be tomorrow on Thursday 3/23 from 5:30-7:00. And we’ll be open on Saturday 3/25 and Sunday 3/26 from 2:00-4:00. Hope to see you there!

Visit our property Web site here for photos and more details:

Untitled

Untitled

133 Venus
Silver Terrace

3BR Single-Family Home
Sold: $953,888
Represented Buyers

What You Could’ve Bought: For Under The List Price

The selling pattern in San Francisco continues to be list low, sell for more. However, it doesn’t always work out that way for some sellers. Properties that sell for under asking typically have spent a good chunk of time on the market, and are often in the multi-million dollar price range. But that’s not always the case. Here are a few examples of homes that didn’t have a fast path to a signed contract:

1290 Portola
West Portal
List Price: $2,198,000
Sale Price: $1,724,000
Days on Market (DOM): 91

This large, stately home was in easy walking distance to the West Portal retail area. But its busy location on the corner of Portola and Dorchester scared more than a few buyers away. Not a bad deal here; the house has three bedrooms on the same level and a nice, big kitchen. Continue Reading

What You Need To Know About Leased Parking

You start your home search with a parking space as part of your criteria. And then you see the perfect condo, but it has what’s defined as “leased parking.” What’s that all about?

The SF Realtor Association changed the data fields in the MLS a few years ago to include leased parking and its related details in a given listing. Previously, you either had some type of deeded parking, or not. Some agents indicated “1L” in the data field, which resulted in listings showing a parking space that technically wasn’t going to be sold with the unit. So the leased parking fields are a good thing, in my opinion.

When it comes to parking, either you have a space included or not. There are variations on parking that comes with a unit, such as deeded, assigned, tandem or independent style. Continue Reading

Here’s What’s Going On In Off-Market World

Here’s What’s Going On In Off-Market World

Off-market sales close throughout the year in San Francisco. These are properties that agents promote outside of the Multiple Listing Service (MLS), and sellers opt to go that route for their own specific reasons. They may not have the budget to paint, stage and do everything it will take to be camera ready—efforts that can easily cost $20,000 or more. They may have small children, pets, or tenants that make showings challenging, or simply want only qualified buyers coming through the house and no Lookie Lous or nosy neighbors. Continue Reading

Off-Market Opportunity: 4 Units in The Haight

Off-Market Opportunity: 4 Units in The Haight

If you’re looking for a multi-unit building in a classic San Francisco location, I have a wonderful off-market opportunity for you.

This four-unit building is a block from Haight Street and The Panhandle. The first floor has a front (1BR) and rear unit (2BR); both are in good condition and are both vacant. The vacant owner’s unit needs a bit of work, but has two bedrooms, one bath, a large living area, dining room, and eat-in kitchen with island.

There is a fourth one-bedroom unit on the garden level that’s currently rented, as well as a one-car garage. A rear staircase provides access to the pleasant garden, as well as the roof. Tax records state building square footage of 3,984 on a 24 x 106.25 lot.

The building has a 97 Walk Score, 80 Excellent Transit Score, and a 96 Biker’s Paradise.

List price is $2,500,000.

Contact Eileen at 415.823.4656 | ebermingham@zephyrsf.com if you’re an agent with prospective buyers, or interested yourself. Showings are on a limited schedule, with no weekend open houses.

Another 5-Star Yelp Review From Happy Clients!

It’s always gratifying when I can help nice people find housing in San Francisco. My clients, Bryan and Joanne, recently purchased a condo and wrote a Yelp review about their experience working with me (click on the link below to enlarge):

Congratulations, Bryan and Joanne! And much thanks to their Wells Fargo lenders, Rich D’Aloia and John Zialcita. Go, team!

Best Neighborhoods for Dog Owners in San Francisco

San Francisco is one of the more dog-friendly cities in the country, and many of its neighborhoods offer ideal environments for dogs and their owners.

I’m a dog owner myself—two Cairn Terriers, a mother-daughter team—and frequently meet clients looking for a home in a neighborhood that will provide what we all need for us and our pets. That means proximity to open space, dog-friendly cafes and shops, and a community of dog owners who support each other and their ‘hood. Continue Reading

Just Sold: New Construction Condo in Lower Pacific Heights

Just Sold: New Construction Condo in Lower Pacific Heights

My clients just closed on a beautiful two-bedroom/two bath condo in The District at Bush and Divisadero. Their unit at 2655 Bush #421 has European style kitchens with Thermador built-in refrigerators, and Bosch stainless steel appliances, Caesarstone counters with glass backsplash, and in-unit laundry with Bosch washer and dryer.

I’ve been quite impressed with The District, as it offers all the amenities. Where some new condo buildings have limited or mechanical lift parking, residents at The District have wide, independent spaces in the underground garage. There’s also the “Sky Lounge” roof deck with fire pit and outdoor kitchen, a well-appointed fitness center, landscaped courtyard, owners lounge and attended lobby. (There’s even a bathroom on the first floor by the mailboxes, and another one just inside of the Sky Lounge. Good planning.)

#421 was listed for $1,365,000 and sold at asking.

Homes That Sold for Around $1 Million

Inspired by one of my favorite New York Times real estate features, I thought I would highlight six recent San Francisco sales around the $1M price point—a popular one in the city right now. This is a great way to see what you can expect to pay for future similar homes, as these sales will be good reference points in the months ahead.

Outer Parkside
1929 48th Avenue

2BR/1BA, 1,130 sq ft
11 days on the market
List price: $799,000
Sale price: $1,076,000 (cash)
Classic floor plan with two bedrooms at the rear, eat-in kitchen and bonus room/bath on garage level. Blank canvas of a yard. One block to the beach.
Continue Reading

Latest Noe Valley Fixer Sells for 54% Over Asking

Latest Noe Valley Fixer Sells for 54% Over Asking

Many prospective home buyers who made an offer on 350 Jersey (between Noe and Castro) in Noe Valley walked away disappointed this month. The 2BR/1BA, 1400-square foot 1940s-era house on a large, 2,964-square foot lot was listed for $1,295,000 and attracted 17 offers from buyers looking for a “project” house. There were probably some in the mix who could’ve lived with this kitchen and the basic floor plan until they had time and money to renovate:

But as a testament to the continued strength of the San Francisco fixer market, only one buyer was given the opportunity to develop the property in the future. That buyer paid cash, to the tune of $2,000,000.

Defer Paying Taxes with a 1031 Exchange

A 1031 exchange is an excellent option for investors looking to cash in on the San Francisco market. You can defer paying big capital gains taxes, move up to a bigger and better investment property, and build your wealth in the process.

The Internal Revenue Code Section 1031 allows investors to reinvest proceeds from the sale of one investment property into another similar property while deferring capital gains that would otherwise be due on the sale.

Here are the four simple guidelines for exchanges, as per the Asset Exchange Company in San Francisco: Continue Reading

Call For A New Resale and Renovation Exterior Color

Whitewashed exteriors were common for several years when it came to newly renovated, high-end homes. But for the last two years or so, dark gray has been the go-to color for contractors and home sellers.

Here’s a quick sample of a few homes in my Noe Valley neighborhood that have sold in the past year, or are on the market right now:

Continue Reading

What You Need To Know About TIC Ownership

Many buyers are considering tenancy-in-common (TIC) units these days, given the cost of real estate in San Francisco. TICs are typically priced lower than condos, and you can generally get into a neighborhood that you might not be able to afford were the property a condo.

But before you run out to see that two-bedroom condo in Cole Valley listed for only $699,000 that you saw on Redfin, you need to know the TIC basics. Continue Reading

What’s On The Condo Market: February 2016

What’s On The Condo Market: February 2016

There are more than 300 condos on the market right now in San Francisco, so there’s a good chance one will be a fit for you if you’re looking to buy one. Here’s a look at what’s out there in the one-, two- and three-bedroom market segments:

One-Bedroom Condos
Number Available: 85
Median List Price: $849,000
Neighborhoods With the Most 1BRs: South Beach; Lower Pacific Heights; SoMa/Yerba Buena; South Beach; Van Ness/Civic Center
Least Expensive 1BR: 750 Great Highway #2 ($489,000) in the Outer Richmond. Reasonable floor plan, in-unit laundry & dishwasher, and located right across the street from the beach.
Most Expensive 1BR: It’s a tie! 650 Delancey (Oriental Warehouse) #416 and #304 in South Beach, both listed for $1,695,000. #416 is a top floor 1BR that could be used as two bedrooms, shiny red kitchen and parking. #304 has a master bedroom plus office, neutral color scheme, and parking. Both are clocking in at $1,157-$1,213/square foot, which is right in line with market prices.
My Value Pick: 246 2nd Street #905 ($775,000), in Yerba Buena. This unit has a walk-out terrace with city views, in-unit laundry, storage and parking. Continue Reading

Get in touch:

Eileen Bermingham

Zephyr Real Estate

415.823.4656

ebermingham@zephyrsf.com

BRE# 01352627

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