Category Archives: Neighborhoods

Sunset and Parkside Command Top Dollar

Sunset and Parkside Command Top Dollar

Buyers continue to snap up homes in the west part of the city at a rapid pace, a trend that started as far back as 2016 but has picked up speed ever since.

Sales in the Sunset and Parkside escalated during Covid as the need for private space and yards increased. The average two-bedroom house in the Sunset/Parkside is now $1.6M, with three bedrooms clocking in at $1,741,000. Continue Reading

New Listing: Victorian Duplex in the Mission

New Listing: Victorian Duplex in the Mission

I’m proud to present 1153-1155 Florida Street in the heart of the Mission. Steps from 24th Street’s retail corridor, this duplex has one vacant top-floor unit, and a tenant-occupied lower unit.

Each flat features two bedrooms, one bath and rear sunrooms. The upper vacant unit has an additional front room for an office, nursery or guest room. And there are views of Twin Peaks and Bernal Hill. Period details abound, from high ceilings and wood floors to decorative moldings and ceiling medallions.

There’s a large garage with plenty of storage, and a lush yard with mature palm tree.

This is an excellent opportunity for an owner occupier or investor to land an iconic building in a prime neighborhood location.

Check out our Web site here.

List price is $1,595,000, shown by appointment to qualified buyers and their agents. Or stop by our open houses this weekend on Sat 7/17 from 11:00am-1:00PM | Sun 7/18 from 1:00pm-3:00pm. Please note that we will only be showing the lower unit after offer acceptance.

Great Time To Buy a BMR Condo

Great Time To Buy a BMR Condo

It’s an opportune moment to purchase a below-market rate (BMR) condo, as competition is slim and inventory available.

The San Francisco Mayor’s Office of Housing and Community Development offers first-time home buyers a below-marke trate (BMR) condo program that spans a variety of neighborhoods. The benefit? Pay a mortgage instead of rent, and build a bit of equity.

The program has strict eligibility requirements, and typically involves a lottery for each available condo. However, the SF population exodus over the past year has narrowed down the BMR buyer pool. So there’s a number of “First Come, First Served” listings for which you can apply once approved. Continue Reading

Here’s Your Mid-2021 Bernal Heights Microhood Report

Here’s Your Mid-2021 Bernal Heights Microhood Report

Bernal Heights is having a banner year in 2021 so far. The ever-popular neighborhood and its eight microhoods have seen competitive offer situations, overbidding and lots of turnover in this Covid era as buyers aim to move into single-family homes with more privacy and outdoor space.

The Northwest Slope and Precita Parks have had the highest median prices, with South of Cortland coming in third. And inventory has jumped West of Mission to meet buyer demand.

It’s high time for a microhood update. As my regular readers know, I created the Bernal Heights microhoods back in 2014 to help prospective buyers and sellers get a more refined sense for single-family home values in the neighborhood’s distinct geographical areas. Many Realtors have decided to use the microhood concept in their marketing without crediting me, so if you want to work with the authentic microhood creator, please get in touch with me at 415.823.4656 | eileen@insidesfre.com.

Here’s how our microhoods stacked up in the first half of 2021 (click on each pic to enlarge, red dots represent homes sold):

1. Northwest Slope
Single-Family Home Median Price: $2,000,000
Most Expensive: 128 Elsie (4BR/4.5BA new construction | $4,000,000)
Least Expensive: 13 Eugenia (2BR/1BA 1148 sq ft, no pkg | $1,450,000)
# Homes Sold: 12
# Overbids Above 20%: 1

The Northwest Slope saw most homes sell for over the list price, which was especially true in the case of the 3BR/2BA home at 252 Elsie. The peaked-roof Victorian with no garage was listed for $1,398,000 and sold for $1,820,000—30% over asking. Continue Reading

Just Sold: 1650 Broadway #304

Just Sold: 1650 Broadway #304

My clients just closed on the purchase of their two-bedroom/two bath modern condo at The Luxe at 1650 Broadway #304. Built in 2016, the building has a spacious, nicely decorated lobby with doorperson, as well as parking with an EV charger.

The south-facing home features an open floor plan with terrace, kitchen with Studio Becker cabinetry and Sub-Zero refrigerator and a primary suite with walk-in closet by California Closets and a spa-like bathroom with radiant heat and a walk-in stall shower encased in tile:

The condo closed recently for the $1,595,000 list price. Congratulations to my lucky buyers!

Just Sold: 250 Los Palmos in Miraloma Park

Just Sold: 250 Los Palmos in Miraloma Park

I am happy to report our closed sale at 250 Los Palmos, a lovely three-bedroom single-family home in Miraloma Park that I listed recently for $1,395,000. Clocking in at 70+ private showings, the house was very popular with buyers looking for a well-appointed house in a peaceful location with good freeway proximity.

Boasting three bedrooms on the main level, a phenomenally remodeled family room with a home theatre, and that deck off the primary bedroom with the lovely view (see photo), 250 Los Palmos garnered 13 offers and closed at the end of last week for $1,710,000.

Congratulations to the new owners and to my happy sellers!

Budget for HOA Dues During Loan Preapproval

You’re thinking about buying a condo in San Francisco, and the first thing on your checklist is loan preapproval. Along with mortgage payments and property taxes, your lender tells you that you need a rough idea of how much your homeowners association dues (HOA) will be. But you don’t know what you’ll be buying, so how are you supposed to know how much the dues will be? Continue Reading

Just Listed: Noe Valley Victorian Cottage

Just Listed: Noe Valley Victorian Cottage

If there’s anything that embodies San Francisco, it’s an authentic Victorian cottage. My new listings at 210 Valley Street #A is a detached two-bedroom/one bath condo at the rear of the lot that exudes charm and character.

The cottage is situated in an excellent neighborhood location and also has a full basement with laundry and plenty of room for storage or other functions. There may even be development potential, too. As you descent the front steps, you have a lovely view of St. Paul’s church spires across the street. There are lots of trees and birds that drop by to check out the plants and flowers.

Check out our Web site for the full photo gallery and details.

List price is $995,000.

Just Sold: Noe Victorian Condo with Park-Like Gardens

Just Sold: Noe Victorian Condo with Park-Like Gardens

We just closed on my Noe Valley condo listing at 241 Duncan on Friday. The 2BR/1BA, top floor home listed for $1,295,000 was a magnet for buyers looking for an iconic San Francisco home.

But the kicker was the extra-wide lot with wraparound gardens. Fully detached on three sides, the condo got tons of natural light and had lovely eastern views.

In the end, we received 7 offers and closed for $1,490,000 in an all-cash transaction.

Congratulations to my seller client and the new owners!

And while I’m at it, here is what my lovely client had to say about her experience working with me to sell her condo (click to enlarge):

What You Can Buy in March: 30 Days & Counting

We’re on the precipice of Spring, and now is a great time to do a double take on the single-family home inventory that’s been on the market for a month or more. The San Francisco house market is eternally competitive, so shifting your gaze to some of the market sitters may yield a surprisingly good result for some buyers. Sellers will be very interested in making a deal before the Spring inventory hits.

Here are four homes that have been on the market for 30 days or more—and may be worth a look.
312 Athens
Excelsior

Days on Market (DOM): 68
3BR/2BA, 1 parking
List price: $1,488,000

312 Athens is a charming home set back on its lot. There’s a front patio, and just inside lies a floor plan with a modern kitchen open to the dining area. There are three bedrooms in the main house, and a bonus studio with its own separate entrance—perfect for guests or a home office. Fairly large yard, as well. The garage is small, so plan accordingly. Good neighborhood location near McLaren Park and not far from Mission Street retail and transit. [Photo courtesy of Compass] Continue Reading

Just Sold: Renovated Mission Victorian

Just Sold: Renovated Mission Victorian

My clients just closed on their purchase of a beautifully renovated Victorian single-family home at 164 San Carlos in the Mission. The three-bedroom home is located on a small street around the corner from the popular Valencia Street corridor.

All three bedrooms are upstairs, and the main level has a nice flow from the living area to the kitchen—great for post-pandemic dinner parties and entertaining. The garden has mature fruit trees, and the lower level features a family room, office and full bath. Continue Reading

Short-Term, Furnished Rentals Good Seller Pit Stops

I’ve met recently with a number of homeowners who are considering selling their properties, but don’t know where they’ll be able to buy next. Though they know they’ll do extremely well in the current market with the sale of their property, they’re nervous about competing with buyers to purchase their next place.

Here’s a suggestion that will work for these potential sellers: Rent a short-term, furnished rental. There are actually quite a number of these available at any given time, in all parts of The Bay Area. (Short-term, unfurnished rentals are more of a challenge to find, given that many landlords prefer longer-term apartment leases.) Continue Reading

Big Condo Overbids Return in 2021

Big Condo Overbids Return in 2021

Condos with two or more bedrooms, all the amenities, and desirable neighborhood locations are currently very much in demand by San Francisco buyers. As a result, there are increasing numbers of large overbids and sellers receiving many, many offers.

You’ll read about this trend a couple months from now in the mainstream media, but I am officially seeing the return of the list-low, sell-for-more pricing strategy for these properties.

A look at February’s closed and pending condo sales point to a trend in rising buyer demand for condos in popular neighborhoods near parks and retail areas. A condo that also features an exclusive-use outdoor space is at the top of everyone’s list. Even better if that condo is remodeled, and has two bathrooms, in-unit laundry and parking. Continue Reading

Prime Marina Location for This 1BR TIC

My lovely one-bedroom TIC at 1890 Jefferson #203 is still available—amazing Marina location, big living area and bedroom and even a formal dining room.

Here’s a look at the interior:

This is a perfect property for a buyer looking to get into a premium neighborhood location for less than the cost of a condo. List price is $825,000. Easy to show this weekend, and check out our property Web site here.

Contact Eileen for Real Estate Help

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

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