Category Archives: Neighborhoods

Preview: SF Homes Coming Soon

Inventory is slimmer this Spring, but there are plenty of homes coming soon with owners who may be open to selling before officially going on the market.

I’ve rounded up a few of my picks below. Give me a shout at eileen@insidesfre.com | 415.823.4656 if you’d like more details or would be interested in seeing any of these homes in person:

439 16th Avenue
Central Richmond

3BR/3BA, 1 pkg
$1,900,000

439 16th Avenue is a gracious home with lovely period detailing like box beam ceilings. The upper level has three bedrooms and full bath, and the spacious master has two large closets. There’s a one-car garage, storage, and unwarranted one-bedroom inlaw. Large, flat, fenced yard. (Listing courtesy of Compass) Continue Reading

What You Can Buy: With Outdoor Space

The shelter in place has done its part to help many prospective buyers realize that they want outdoor space in their next home. The thought of having a garden or a big deck sounds extremely appealing right now.

I’ve rounded up some homes that have lovely exclusive-use outdoor space. Give me a shout at eileen@insidesfre.com | 415.823.4656 if you’d like to see any of these in person:

375 Moncada
Ingleside Terrace

5BR/3BA, 2 pkg
$2,495,000


375 Moncada is a big Mediterranean-style house with a landscaped front yard and sprawling rear garden. The kitchens and baths could use updating, but the home is certainly in move-in condition. And when Stonestown Galleria opens again, you’ll be in walking distance. (Photos courtesy of Keller Williams Realty) Continue Reading

Staging Homes Is Officially Okay During the SIP

The city has been gradually loosening shelter in place (SIP) restrictions on the real estate industry. Construction activities have resumed, agents can show homes and appraisers can enter properties.

And now, stagers are officially able to work again. This means homeowners aiming to sell in 2020 won’t be limited to virtual staging, and they won’t have to wait around waiting for a stager to become available. Staging is allowed now on vacant homes only. Continue Reading

Coronavirus Isn’t Stopping Overbidding in San Francisco

Coronavirus Isn’t Stopping Overbidding in San Francisco

Limited inventory during the shelter in place (SIP) market seems to be motivating many buyers to overbid on properties—particularly when it comes to single-family homes.

Of the 186 houses sold from March 17th-May 5th, approximately 70% closed for above list price. Clusters of homes in the Outer Mission, Bernal Heights, Miraloma Park, Outer Parkside and Central Sunset saw overbids of well above twenty percent. Continue Reading

What You Can Buy: Single-Family Homes Coming Soon

There are plenty of properties in the queue that will be ready to go when the shelter in place (SIP) ends. Of course, many of these properties have sellers who would be happy to entertain offers sooner rather than later. Offer dates, for the most part, are not the norm right now. And sellers are also more likely to use transparent pricing—a list price that isn’t begging for an overbid.

Homes listed for under $2,000,000 in San Francisco are the sweet spot at the moment. In that spirit, I have rounded up my picks in the “Coming Soon” category. (This is an actual Multiple Listing Service category now, visible only to MLS agent members.) Please feel free to get in touch with me at eileen@insidesfre.com | 415.823.4656 if you’d like more info about any of these off-market homes.

54 Sussex
Glen Park

3BR/1.5BA, 1242 sq ft, 2 parking
List price: $1,675,000

This sweet mid-century home at 54 Sussex has all three bedrooms on the same level, two-car parking and a bucolic location that’s a few minutes’ stroll from Glen Park’s downtown area and the all-important BART station. Pricing is transparent on this one, so writing an offer at $1,675,000 with reasonable terms could easily do the trick. [Listing courtesy of Corcoran Global Living] Continue Reading

“End Users” Snatch Up Fixers for Dream Home

“End Users” Snatch Up Fixers for Dream Home

The “fixer” buyer pool no longer exclusively consists of contractors and small-scale developers. Instead, deep-pocketed buyers looking to purchase a fixer and turn it into their dream home are increasingly becoming the dominant players in this property category.

A small Noe Valley Victorian recently hit the market (see above photo, left) and attracted multiple offers within a week. The listing agent reported that all offers were from “end users”—industry speak for buyers who will eventually owner occupy the property as their primary residence. There was a time when the only purchasers for a property like this would’ve been contractors looking to flip. Continue Reading

Slice of Steel Hits the Market in Cole Valley

Slice of Steel Hits the Market in Cole Valley

1415 Shrader in Cole Valley just came on the market, and it’s perfect for buyers who love tiny houses and minimalist, stark finishes.

The home originally started construction in the early 2000s, and was completed in 2004. It last sold in 2011 for $849,000, and the current owners have since renovated the kitchen and bath, along with other components of the property:

This one bedroom/one bath home is only ten feet wide—less than half the width of a standard San Francisco home. But it sits on a relatively deep, 94.8′ lot. At first glance from the street, it looks like a bizarre extension of the Spanish Mediterranean style home next door. The lot size is 948 square feet, and the home itself is 1,030 square feet. This is all larger than your bonafide tiny house, but it’s considered to be pretty small even by San Francisco standards.

List price is $1,295,000 for this condo alternative on a great block in the neighborhood. Thinking of writing an offer? Comp this one out with small houses in Cole Valley and adjacent neighborhoods—or one-bedroom standalone condos/cottages in the area.

[Photos courtesy of McGuire Real Estate]

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, 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

SF TIC Market: Small But Mighty

SF TIC Market: Small But Mighty

Tenancy-in-common (TIC) interests accounted for a small portion of San Francisco sales in 2019. But the average price was almost $1,300,000, and there were a fair number of luxury sales in the $2,000,000+ range.

Only 262 TICs sold in 2019—a comparably small quantity compared to the 2,530 condos sold. But the fact that there is a still a solid market for a property type that involves sharing title with other building owners speaks to the risks buyers are willing to assume in their quest to become San Francisco homeowners. Continue Reading

Condos You Can Buy Near a Retail Corridor

One of the reasons people want to live in San Francisco is to be near its collection of popular, interesting retail districts that offer a diverse array of restaurants, shops, and services. Here are a few currently listed condos that are near some of our best retail corridors in popular, walkable neighborhoods.

Here’s the lineup:
168 Eureka
Eureka Valley/Castro

3BR/3BA condo, 2 pkg
$2,250,000

One block from the 18th Street corridor and only a few blocks away from Castro Street, 168 Eureka is a sexy, spacious condo with in-unit laundry, a big master suite at the rear and direct access to the nicely landscaped garden. Did I mention two-car parking, and a 2019 Range Rover included as a gift from the seller? [Listing courtesy of Vanguard Properties.] Continue Reading

Thanks To My Clients for a Great Year in 2019


I’d like to take a moment to thank all my buyer and seller clients for their trust in me in 2019. It means a great deal to work with such outstanding folks, and to help them move forward with their real estate goals in very successful ways. And much thanks to Zephyr Real Estate for its amazing management and support!

I look forward to a bright 2020, and don’t hesitate to get in touch if you’d like to chat about your plans for this year. I’m actively seeking new clients and would appreciate the opportunity to discuss your goals.

What You Can Buy in January: 30 Days & Counting

I thought I’d bring you in on one of my strategies for finding homes for my buyer clients: Look for homes that have been sitting on the market. In keeping with my most recent post about long days on market properties, this is a fun way to find homes without as much competition and overbidding.

Here are four properties that have been on the market for 30 days or more—and are worth a look:
1283 Portola
St. Francis Wood

Days on Market (DOM): 55
4BR/3.5BAs, 2498 sq ft, 2 parking
List price: $2,878,000

Here’s your chance to get into tony St. Francis Wood. This large, nicely updated home has the coveted three bedrooms on the upper level, an open kitchen/dining/family room area, and a convenient location walkable to West Portal retail. The hitch is that you’re on Portola, which is a multi-lane roadway, and you’ll hear traffic. But if you can work with that drawback, 1283 Portola may be the one for you. [Listing courtesy of BarbCo] Continue Reading

Why You Should Work With A Local Lender On Your SF Home Purchase

If your goal for 2020 is to purchase a home in San Francisco, make sure you seek the services of a local lender.

The San Francisco market and its housing stock are not cookie-cutter by any stretch. Out-of-area lenders and their underwriting teams—the folks who ultimately give the green light on financing—are sometimes not familiar with certain building attributes or what our competitive market requires in order to “win” a property. Continue Reading

Get in touch:

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

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