SF Smackdown: Glen Park House vs. Noe Condo

When you’re looking for a three-bedroom home in a central San Francisco neighborhood for under $1M, the options aren’t vast. But I found two properties that I think are worth considering. The question is: What do you value—the privacy of a standalone house, more space, urban or lower-key locale?

In one corner is 84 Lippard:

I saw this 3BR/2BA, 1,224-square foot single-family home when it was on the market three years ago (listed at $849,000, sold then for $910,000). It’s listed at $875,000 now, which tells you a bit about the market for smaller homes in Glen Park right now. There are two bedrooms and one bath on the main floor, with a nice master suite downstairs that leads out to the yard. I recall being able to hear Bosworth traffic in the yard, given the close proximity to that street. But this home has nice 1920s details such as crown moldings. You’re 2.5 blocks from the heart of Glen Park Village, and about three blocks to the Glen Park BART station. 280 access is very easy. For recreation, you can bring the dogs or the kids to Glen Canyon Park, just down Chenery.

In the other corner is 1103 Guerrero at 23rd Street:

Located in a three-unit building that includes a commercial space currently housing a dry cleaners, 1103 Guerrero is a 3BR/2BA, 1,632-square foot condo with great period details. There’s a huge bay window with fireplace, nicely updated eat-in kitchen, dining room with fireplace and a nice rear deck. Listed at $895,000, the unit includes one-car parking. You’re ridiculously close to pretty much everything in the area, including the BART/Muni station at 24th & Mission; both 101 and 280; and every kind of restaurant you can think of. Guerrero is a little busy, as it’s four lanes of traffic. But that didn’t seem to hurt the Nove condo sales, which happened pretty quickly.

Which home would you prefer? Make sure to let me know in the Comments section!

3 responses to “SF Smackdown: Glen Park House vs. Noe Condo”

  1. Kevin says:

    I’m shamelessly plugging an addition to your smackdown, but also wondering about how buyers view these choices. I think it’s interesting there are a few other properties in this category (similar locations) One additional thought is do you lock up the single family home in Glen Park, the top floor condo at the corner of Guerrero and 23rd (Noe Valley) or a top floor 1,818 square foot condo (3 bed/3bath/2 car, top floor, 2004 construction) in a quiet Mission location that literally is only a few blocks from the Noe condo? Is the psychological jump that wide? Curious to know….

    • insidesfre says:

      Thanks for your comments! I selected these listings because they’re new, and I think the neighborhoods are somewhat comparable in terms of safety and urban activity (though the Guerrero condo is probably considered to be more “urban). Kevin, I love your unit. I have sent your listing to a few people looking for good value. But I think the location is the issue, as you’re closer to the 26th St projects and Capp Street rings a bell where gangs are concerned. That is the feedback I’ve received. I don’t think families are the only ones looking for more than two bedrooms in a property. I have two buyers in the $1M price range who want a 3BR/2BA condo or house with parking, in a relatively central neighborhood. They want a bedroom, office, guest room, which appears to be the holy trinity where San Francisco housing is concerned.

  2. anon says:

    The psychological jump may be wide but the result is the same. Most 3BR buyers are families, right?

    Under the new district boundaries, 23rd & Guerrero residents on the east side of the street are lumped in with the worst performing schools in the Mission, Chavez Elementary and Horace Mann Middle. Indeed, most Mission residents have access to better schools than buyers of this place would.

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