What You Can Buy: Condos for $1.1M with High Walk Scores

Prices for condos with period detail and which are located in very walkable, central neighborhoods are averaging $1.2M for two bedrooms and $1.4M for three-bedroom units. These types of units command a premium because: a) who doesn’t love a quintessential San Francisco property with Edwardian or Victorian detailing, and b) everyone wants to live in an area that lets you walk out your door and be only minutes from a retail area and public transportation.

There’s a handful of condos on the market in this price category, and I thought I would provide a tour of three of them today. So hop in the front seat, and let’s get to it:

1332 Waller
The Haight

3BR/2BA, 1769 sq ft
1 pkg
Year Built: 1904
List Price: $1,099,000
Walk Score: 92
1332 Waller is a two-level Edwardian condo. As the listing agent notes, the property is situated in the middle of three great neighborhoods—the Haight, Cole Valley and Buena Vista. So you can take advantage of both the Haight and Cole Valley’s excellent retail areas, as well as many nearby public transportation options. This flat was renovated in 2003, and it has two bedrooms, a formal dining room, split bath and modern kitchen on the main level. A staircase off the dining room leads you to a large master suite with a wet bar and full bath; just outside is a deck and garden. 1332 Waller has exclusive use of the garage parking spot, storage, and the washer/dryer. [Read more…]

Walk Score Winners: Haight, Mission, Cow Hollow

Our latest edition of Walk Score Winners showcases a trio of condos in iconic San Francisco neighborhoods that offer proximity to restaurants, public transportation, shops and cafes. Let’s get to it:

724 Clayton, The Haight
100 Walk Score

Boasting the highest Walk Score possible, 724 Clayton is a 2BR/1BA condo with a remodeled kitchen (above), formal dining room and in-unit laundry. The second bedroom is half of the double parlor, which means you’re separated from the living room by a set of large pocket doors. The unit is located on the first floor of a two-unit building and comes with one-car parking. HOA dues are $280/mo. This is a great location in the heart of the Haight/Cole Valley, and all the shops, stores and public transportation you’ll need.

1335 Minna #2, Mission
98 Walk Score

Last sold for $850,000 in 2005, 1335 Minna #2 is a two-level 1BR/2BA loft that is now on the market for $925,000. The 1948-square foot unit occupies the middle floor of a three-unit building and has soaring ceilings and an oversized master suite. One of the two gas-burning fireplaces is pictured above, and separates the dining and living areas. There’s one-car parking, and HOA dues are $396/month.

3117 Buchanan, Cow Hollow
97 Walk Score

3117 Buchanan is a top-floor, 2BR/1BA Edwardian condo with Golden Gate and Palace of Fine Arts views. Located within a six-unit building, the unit has high ceilings, moldings and a deck off the kitchen. HOA dues are $178/month. The condo was last sold in 2007 for $846,000, so the sellers seem to be realistic about the current market. You’re pretty much at the center of all the north end retail areas such as Fillmore, Chestnut and Union Streets.

Walk Score Winners: Houses in the North End of San Francisco

We’re taking a look today at two of the lesser-priced single-family homes in the north end of the city with very high Walk Scores. Here are a couple options for excellent walking locations if your goal is to own a house in the more classic neighborhoods of the city–for up to $1.5M.

1519 Baker
Lower Pacific Heights
List Price: $1,100,000
3-car pkg
This stick Victorian has a somewhat awkward floor plan, but is located in a very central neighborhood. The double parlor and additional rooms are lined up on one side of the house, and the kitchen and dining room on the other. At the rear of the property is a narrow staircase that looks like it was added on to the exterior of the house at one point. That leads to a bedroom and bath where a man and his two Yorkies were sitting when I visited the property. But if you’re looking for a Victorian house in the north end of the city, you won’t really find one for that much less than $1.1M unless it’s for lot value. This one is probably a little high based on the comparative sales in the area over the past year. But it’s 2010, and negotiation is the name of the game. Walk Score: 95.

215 Moulton
Cow Hollow
List Price: $1,535,000
1-car pkg
Located on a small street between Greenwich/Lombard and Fillmore/Steiner, 215 Moulton has a very functional, accommodating floorplan. It was built in 1995 and inarguably has a ’90s feel in the finishes. But it’s got 2300 square feet across three levels and features a nice kitchen and living/dining areas plus half bath; a loft office area and bedroom upstairs; and a master suite at the garden level. The house has changed hands a few times in the past, selling most recently for $1.8M in 2007. Obvious comparative sale is next door at 213 Moulton—pretty much the same house that sold for $1,530,000 in an all-cash transaction in June 2009. Walk Score: 98

Walk Score Winners: Pacific Heights, The Haight, Telegraph Hill

Here’s a roundup of some current condos that have excellent Walk Scores:

1835 Franklin, #1103
Pacific Heights
List Price: $825,000
Sq ft: 1400
HOAs: $1,165/mo
Walk Score: 100
If you can get past the $1,135 per month HOA fees, 1835 Franklin could work for you. This 45-unit building is right at Franklin and Sacramento. There’s a master suite, and views. The seller has agreed to pay the HOA dues for one year.

155 Central
The Haight
List Price: $799,000
Sq ft: 1660
HOAs: $303/mo
Leased pkg only/$330/mo
Walk Score: 94
Fresh off a $50,000 price reduction, 155 Central is awaiting its Santa Claus. This is a big Victorian condo in a nice Haight location, and the unit has great period detail. The seller has agreed to pay six months’ worth of parking.

9-11 Tracy
Telegraph Hill
List Prices: $799,000 (top); $749,000 (lower)
2BR/2BA, each unit
HOAs: $150/mo
2-car pkg, each unit
Walk Score: 98
These condos are smack dab in the middle of Telegraph Hill/North Beach, on a small street. The building was just condo converted, and is located behind Molinari’s Deli. For those who want to fall out their door and into one of San Francisco’s most coveted ‘hoods, 9-11 Tracy fits the bill. Prior to its condo conversion, the building was on the market earlier this year under a 9-11 Kenneth Rexroth address for $1,650,000.

Walk Score Winners: $700,000-$800,000

Here’s another trio of properties that have high Walk Scores. Today, we check out Noe Valley, Lower Pacific Heights, and the Mission.

3884 23rd Street
Noe Valley
List Price: $775,000
1042 sq ft
HOAs: $240.98
1-car pkg
Walk Score: 88
This top-floor condo on 23rd at Sanchez was on the market in October at $825,000, but the sellers just changed agents and reduced the price to $775,000. You’re a block from the 24th Street retail area, and only a short walk to Dolores Park and the Valencia corridor.

1880 Steiner, # 210
Lower Pacific Heights
List Price: $775,000
983 sq ft
HOAs: $454.75
1-car pkg
Walk Score: 98
They’ve managed to pack two bedrooms and two bathrooms into less than 1,000 square feet. But you’ve got a small balcony, parking, and a phenomenal walking location a block from the Fillmore retail corridor. The building was constructed in 1999, so you don’t get a ton of charm, but the floorplan works and there’s also a gas-burning fireplace—and a gas range.

25 Bartlett #2
The Mission
List Price: $749,000
1266 sq ft
HOAs: $275
1-car parking
Walk Score: 98
If you want to be in the heart of the Mission and all its restaurants, bars, shops and public transportation, you can’t get much closer than over at 25 Bartlett.The floorplan works, and the unit is in good condition. The current owners paid $813,500 in September 2005 for the property, so there’s a bit of compromise in the current asking price. There are only three units in the building, and the HOA dues are very reasonable.

Walk Score Winners: $600-650,000

Looking for a home in a walkable, central neighborhood? Most of the prospective buyers I meet usually are. With that, I’m kicking off the Walk Score Winners series, which will spotlight trios of properties in specific price ranges and which also have high scores. I’m hoping this will be helpful to buyers who are trying to narrow down their neighborhood choices, and determining what they can get for their purchase power.

So here we go:

1701 Jackson #107
Pacific Heights
List Price: $599,000
741 sq ft
HOAs: $538
1-car pkg
Walk Score: 98
This is a great location for the downtown commuter who also wants an inground pool for those balmy Pac Heights evenings (not). The Polk Street strip is a few steps away, and the ambitious can simply walk downtown.

We now move a little to the west:

1521 Sutter #503
Lower Pacific Heights
List Price: $630,000
757 sq ft
HOAs: $331
1-car pkg
Walk Score: 98
This new construction building is in spitting distance of Japantown, and it’s a straight shot on the bus to downtown. It’s not the hippest location in the city, but it’s certainly central.

And finally, over to the Eureka Valley area:

734 14th St. #3
Duboce Triangle
List Price: $599,000
HOAs: $235
Walk Score: 97
This one is probably the most “neighborhoody” of the bunch, with the Castro nearby and the Muni street car going in every direction just steps away. Safeway is around the block, and there’s a good selection of bars and restaurants. No parking, but there is leased parking at $200 monthly nearby.

Readers: Please Leave a Comment below–tell me which one you’d buy. And which price range would you like to see covered next?

Get On Your Walk Score

If you’re considering buying a home in a neighborhood in which you’re not sure about access to services, restaurants, parks and transportation, check out Walk Score.com.

Type in any address in San Francisco, and the site will rate how walkable your neighborhood is. For example, I put my home address into the system (I’m in Upper Noe Valley), and our location received a 91 out of 100. The site then lists all the grocery stores, coffee shops, restaurants, libraries, bookstores, etc. which surround your address. There’s also a corresponding map that lets you click on the symbols surrounding your location; you can then see the name of a nearby business, its address, and links to Yelp review. Fabulous. Don’t overlook this site, especially if you’re new to San Francisco.