Category Archives: Neighborhoods

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.

New Listing: Gorgeous Marina Flat

New Listing: Gorgeous Marina Flat

I’m pleased to announce my new listing at 1890 Jefferson #203, a gorgeous tenancy-in-common (TIC) in a prime Marina location one block from the water. This lovely unit has wonderful 1930s period detail, dark espresso wood floors and a bright living room with an office alcove.

There’s also a large bedroom with walk-in closet, remodeled bath with spa tub and separate shower stall, and a formal dining room adjacent to the efficient kitchen featuring stainless-steel appliances and granite counters.

1890 Jefferson #203 is steps away from the Marina Green, the heart of Chestnut Street restaurants and retail, Palace of Fine Arts, and Fort Mason.

This is a well-established, nine-unit TIC building that’s had only one sale since the group formed in 2007. There are multiple lenders that offer fractional loans, which is what you need to purchase a TIC in San Francisco. I’m happy to talk through the TIC details.

List price is $825,000.

Check out our Web site with 3D tour here.

Showings kick off today, so contact me at eileen@insidesfre.com | 415.823.4656 if you’re interested in scheduling one!

Don’t Depend on List Price To Guide Your Home Search

The secret to a successful home search is simple: Know what you can afford.

Here’s an example of what can happen if you ignore that reality: You get preapproved for up to $1.5M and are interested in buying a single-family home in the city. Armed with your list of ten houses priced at around $1.5M, you unexpectedly see a home you love and offers are due in two days. That leads to a scramble for an agent who can help you throw together your first offer. The agent tells you the property will probably sell for well over list price, but you submit your offer at asking anyway. I mean, why not give it a shot, right? Later that night, the agent calls to let you know that the sellers received five offers and accepted the highest and best. Continue Reading

TIC Inventory Poised To Grow in 2021

TIC Inventory Poised To Grow in 2021

The tenancy-in-common (TIC) market slowed to a crawl in the last quarter of 2020, with almost 100 cancelled or expired listings laying by the MLS wayside. With the condo market cooling due to Covid, it was no surprise that the less conventional TIC took a bit of a hit, as well.

But 87 TIC interests did end up selling (up from 70 sold in Q4 2019) despite these challenges. Buyers snapped up TICs in popular neighborhoods like Noe/Eureka Valleys, the Haight, Hayes Valley, NoPa, Marina, Russian Hill and the Mission in search of prime locations and more space than condos can typically offer for the same price. Continue Reading

Be A Strategic Buyer in a Tight Inventory Market

It’s easy to put your home search on auto pilot, looking constantly at online search sites for the latest new listing. But if you’re seeking a single-family home in San Francisco, it will become quickly obvious that there’s a low inventory of houses—and you have to do more than just wait for new listings.

Home buyer tip: Don’t bypass existing listings that may be spending more time on the market than their owners would like. These homes could be opportunities for buyers to avoid overbidding and competitive offer situations. If a house has been on the market for 30 days or more, it means that seller will likely not be seeing crazy overbidding and multiple offers. And there may also be room to negotiate a lower price. Continue Reading

Contact Eileen for Real Estate Help

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

Back to Top

Back to Top

Show All
Marina
Mission

There is no custom code to display.