New Mid-December Listings Seek Ready Buyers

I have to tip my hat to any sellers who put their properties on the market the week before Christmas. These are what I call serious sellers, and if you’re a serious buyer, it’s worth your time to consider such listings. Here’s a roundup of three properties which just came on the market:

81 29th Street
Bernal Heights
2BR/1BA
$615,000

Following in the footsteps of its first-floor neighbor at 83 29th Street—which sold for $570,000 this past June—81 29th Street is a well-presented unit with that extra room over the stairs that can serve as an office or nursery. The double parlor functions as both bedrooms in this stage set (no closet in the front “bedroom,” which is typically a living room), with the ample kitchen at the rear open to the living/dining areas. Not much outdoor space, and parking is leased across the street for $250/month. Amenities include in-unit laundry and lovely period detail throughout. This block of 29th Street is a mix of commercial and residential space, and is very convenient to 280 and Muni. You can also walk out your door and hit Rock Bar, the Front Porch and a variety of other useful retail businesses.

453 Noriega
Golden Gate Heights
3BR/3.5BA
$1,675,000

For those buyers who like a touch of SoMa in an otherwise sleepy Golden Gate Heights neighborhood, 453 Noriega will certainly zip things up for you. Rebuilt and renovated down to the studs, this very modern view home has an open floor plan with high-end finishes throughout. And let’s not overlook the Flora Grubb-designed garden and two-car garage. The house was last sold in 2007 for $951,000.

4046 26th Street
Noe Valley
3BR/2BA
$1,188,000

4046 26th Street is an interesting proposition: It can be used as a single-family home, or two units. If you’re going the house route, it’d be nice to create a comfortable master suite downstairs. The main level has been opened up, and has a perfectly serviceable kitchen. Yard is largely concrete with perimeter plantings. Oh, and if you can’t pull a bunch of cash out of your stocking, you can skip this one. The sale requires a quick close that a loan won’t be able to accommodate.

What’s Selling for Under the List Price?

A quick check at selling patterns in central San Francisco neighborhoods since September 1, 2012 yielded the unsurprising reality that most single-family homes and condos have been selling for more than their asking prices. However, I thought it was worth a blog post to shine the spotlight on three recent properties that sold for below their list price. If anything, this can instill hope among buyers that not every property involves multiple offers and overbidding.

117 Caselli
Eureka Valley
3BR/2.5BA, 1729 sq feet

117 Caselli is an attractive Edwardian on a great block in the Castro neighborhood. The kitchen was small and somewhat awkward, and the garage—which had been transformed into a living space—sat at the rear of the lot above the house. The property was listed for $1,349,000 on 8/17, and went into contract about a month later. Final selling price: $1.3M.

320 Lansdale
Sherwood Forest
3BR/3.5BA, 2032 sq feet

Situated in a less-than-walkable part of the city, 320 Lansdale is a detached, three-level home with a great room, two fireplaces and two decks. Listed at $1,295,000 on 8/17, the property went into contract on 8/30 and sold for $1.2M.

727 Moraga
Golden Gate Heights
3BR/3.5BA
727 Moraga’s proposition was that it was a modern condo in a neighborhood that attracts single-family home buyers for properties built in the 1920s-1950s. This two-level condo in a two-unit property had sweeping Bay and city views and elevator access. It was listed for $1,380,000 on 5/31, and went into contract on 8/7. Final selling price was $1,330,000.

Open Floor Plan & Views Kick Butt in Golden Gate Heights House


I’m a sucker for a big house with an open, spacious floor plan that gets great natural light. So I was drawn to the 3BR/2BA affair at 2021 14th Avenue in Golden Gate Heights. Clocking in at 2250 square feet and offering king-of-the-world ocean views, the property has been remodeled from the studs out and features floor-to-ceiling views from the living/dining areas and master bedroom. List price is $1,295,000.

There’s custom recessed lighting, a speaker system, fireplace and dramatic vaulted ceilings. Of course, the tradeoffs are that you aren’t in walking distance of much, and you’ll be seeing a lot of fog and wind. But if views and a unique setting are paramount, this place is for you. First open is this Sunday, June 3rd from 1:00-4:00.

1990 Funston: Slick Mid-Century Remodel

Fresh out of rehab and on the market for $1,495,000, 1990 Funston is a 5BR/3BA home on a corner lot in the Golden Gate Heights neighborhood.

I’m into the kitchen, and this bathroom:
kitchen_funston

bath_funston1

The current owners remodeled the kitchen, bathrooms, and added a bedroom, bath, and family room, among other things. Looks like the property was transferred for $1,020,000 in May 2008. Will Funston fly off the shelf? Depends on how many buyers out there have the purchase power and willingness to live in a somewhat remote area with unfavorable weather.