Category Archives: Neighborhoods

Just Sold: Potrero Single-Family Home

Just Sold: Potrero Single-Family Home

My clients closed late last week on 162 Missouri, a spacious single-family home in a prime neighborhood location just down the street from the 18th Street corridor.

With two large bedrooms at the rear and a bright living room with peekaboo downtown views, the home features the center patio floor plan, with additional rooms and bath down. The garden has mature fruit trees and gets plenty of sun. Sale price was $2,000,000.

We competed with many other buyers for the home, and I’m thrilled for my clients that they will soon be moving into 162 Missouri.

Inventory Glut Hits Luxury Condo Market in San Francisco

Buyers looking for a condo in the $2M+ range are in luck: There’s plenty of inventory from which to choose.

The numbers tell the story. There were just under 150 active condo listings from $2M+ as of Friday. On the other hand, only 26 condos in this category are actually in contract, and 56 listings have expired or been cancelled since July. Continue Reading

1BR Condos a Good Bet for First-Time Home Buyers

A one-bedroom condo—especially one with a den or office area—is an excellent option for first-time home buyers. This type of property truly exemplifies the concept of getting your foot in the door of San Francisco real estate, and aiming to build equity with the goal of trading up in a few years.

The average price of a one-bedroom condo citywide is $876,707 (based on sales from July 1-Sept 30, 2021). If your price range is under $1M, targeting conveniently located one bedrooms is the way to go.

There are currently 242 one bedrooms on the market, so you have plenty to choose from. The one bedrooms that will have the best chance of appreciating have parking, on-site laundry, a good location near retail and public transit and HOA dues that aren’t excessively high. I set out to find some properties that meet this criteria and which I think are well worth considering at the moment. Continue Reading

September 2021 Market Check: How Are We Doing?

September 2021 Market Check: How Are We Doing?

September sales are in, and it looks like the San Francisco single-family home and condo markets are as robust as ever—assuming certain property attributes and locations are in play.

Here’s what’s going on, based on sales from September 1-23, 2021:

Single-Family Houses
Number sold: 165
Median price: $1,795,000
Avge overbid: 12.24%
# houses overbid 20%+: 70
Everybody loves a single-family house in San Francisco. The homes that really fly off the shelves have three or more bedrooms, additional space for guests or a family room, parking and a desirable location. Almost half of these homes sold for more than 20% over the list price. There were a few eye-popping sales this month; those never seem to get old. Here’s the lineup:

121 Theresa | Mission Terrace
3BR/2BA, 1664 sq ft
List price: $1,525,000
Sale price: $2,250,000
Percent over list: 47.5
(Photo courtesy of Compass) Continue Reading

Just Sold: 171 Wawona and 1153-55 Florida

I’m proud to announce two closings late last week:

171 Wawona
West Portal
3BR/2.5BA, 2 pkg
Sold: $2,300,000

My clients are thrilled with their purchase of 171 Wawona, a gracious home in the heart of the highly desirable West Portal neighborhood. The house has three bedrooms and two bedrooms on the upper level, with a large primary suite. There’s a remodeled kitchen and open living/dining room. Continue Reading

Just Listed: 400 Beale #1211

Just Listed: 400 Beale #1211

I’m proud to present my 2BR/2BA South Beach condo at 400 Beale #1211 in the BridgeView. This lovely condo has bridge and water views and is conveniently situated near the Embarcadero, Woodlands Market, Ferry Building, Chase Center, Oracle Park, Caltrain and freeway access.

#1211 features an open living/dining/kitchen floor plan, along with a spacious primary bedroom with balcony, large closet and en suite bath. The second bedroom with its French doors is perfect for guests or an office. This unit has a dedicated storage locker, in-unit laundry closet and one-car parking.

BridgeView has always been one of my favorite buildings in the neighborhood. It has a host of useful amenities like a 24-hour concierge, heated outdoor pool, well-equipped gym, and sky deck with multiple seating areas and two BBQs.

Check out our property Web site here. List price: $995,000.

We’ll be open Saturday 8/14 and Sunday 8/15 from 1:00-3:00. Stop in and see me if you’re in the neighborhood!

Just Sold: 451 Kansas #630

Just Sold: 451 Kansas #630

Congrats to my clients who just purchased the light and bright 451 Kansas #630 in The Potrero. They lucked out with a top-floor unit steps from the shared view roof deck. This 1BR/1BA has in-unit laundry, a storage locker and parking.

It’s also located above Whole Foods and within walking distance to everything in Potrero Hill. Easy freeway access and a straight shot to Mission Bay, too. The Potrero has a few useful amenities like a gym, bike racks and even a craft room.

Listed for $839,000, #630 sold for $890,000 with multiple offers. Special thanks to listing agent Peter Monti for a smooth transaction!

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.

Contact Eileen for Real Estate Help

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

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