Category Archives: Corona Heights/Twin Peaks

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

Just Sold: 456 Corbett and 181 Lowell

I wrapped up the summer with two closed sales and some very happy clients.

My buyer client purchased a two-bedroom, bi-level contemporary condo at 456 Corbett in Twin Peaks. This nicely remodeled home in a smaller, two-unit building has a private yard and private garage! And it seems to have come with what I’m calling The Corbett Cat, who has the ability to wave good-bye:



Continue Reading

Spring 2019’s Most Competitive Neighborhoods for Buyers

The selling pattern in San Francisco has eternally been all about listing lower than the target price, and expecting well over asking. Spring 2019 has been no different. But some neighborhoods see clusters of overbids in the 20% or more range more than others.

If you’re a buyer looking for a house or condo in the city, it’s important to know where these hot spots are so you don’t spin your wheels in areas you ultimately won’t be able to afford.

I looked at house and condo sales from April to mid June 2019 to see where the big overbids have been happening the most frequently. Continue Reading

What’s On The Condo Market: February 2016

What’s On The Condo Market: February 2016

There are more than 300 condos on the market right now in San Francisco, so there’s a good chance one will be a fit for you if you’re looking to buy one. Here’s a look at what’s out there in the one-, two- and three-bedroom market segments:

One-Bedroom Condos
Number Available: 85
Median List Price: $849,000
Neighborhoods With the Most 1BRs: South Beach; Lower Pacific Heights; SoMa/Yerba Buena; South Beach; Van Ness/Civic Center
Least Expensive 1BR: 750 Great Highway #2 ($489,000) in the Outer Richmond. Reasonable floor plan, in-unit laundry & dishwasher, and located right across the street from the beach.
Most Expensive 1BR: It’s a tie! 650 Delancey (Oriental Warehouse) #416 and #304 in South Beach, both listed for $1,695,000. #416 is a top floor 1BR that could be used as two bedrooms, shiny red kitchen and parking. #304 has a master bedroom plus office, neutral color scheme, and parking. Both are clocking in at $1,157-$1,213/square foot, which is right in line with market prices.
My Value Pick: 246 2nd Street #905 ($775,000), in Yerba Buena. This unit has a walk-out terrace with city views, in-unit laundry, storage and parking. Continue Reading

Coming Soon and Off-Market Opportunities: August 19, 2015

Here are my picks for upcoming and off-market listings this week:

12 Winfield / Bernal Heights
2BR/1BA top-floor condo, 1 pkg
$899,000

355 Buena Vista Ave East #506W / Buena Vista-Ashbury Heights
1BR/1BA, 855 sq ft, 1 pkg
$788,000

555 Filbert St / Telegraph Hill
3BR/2BA renovated, top-floor TIC, 1 pkg
$1,695,000 Continue Reading

Off-Market and Coming Soon Opportunities: Week of June 22nd

What summer slowdown? Plenty of sellers are ready to move, and the spike in inventory reflects that. Getting in to a property before it hits the market is a great way to give yourself time to get your loan preapproval in order, review disclosures and write your offer without twenty other buyers breathing down your neck.

I’ll be updating this list as new opportunities come up this week. Here are my off-market and coming soon picks so far for the week of June 22nd: Continue Reading

Sellers Search for Build-It-Yourself Buyers

Sellers Search for Build-It-Yourself Buyers

There are at least a dozen single-family homes on the market that are being sold with approved construction permits, architectural plans, or simply positioned as “opportunities to build your dream home.”

The trend in 2015? Hand off construction to buyers, who will hopefully pay a premium for lot value and approved (or unapproved) plans. In many cases, the owners (typically an LLC or contractor) may have more pressing projects and will agree to sell if the numbers add up. Or, in the case of those selling properties without approved plans, they may be anxious that today’s market won’t be quite as strong by the time they can get plans approved and the property built. Continue Reading

Holidays Approach, Time To Make Your Move

We’re speeding toward Thanksgiving, which only means one thing when it comes to San Francisco real estate: Inventory will decline after turkey day, and serious buyers need to take a second look at what’s been sitting on the market.

There are 255 single-family homes and 288 condos currently available, a good portion of which have been on the market for three weeks or more. Take 7 Burnett ($1,695,000), a beautiful 3BR/2BA Twin Peaks view condo. Or for something more quirky with amazing curb appeal, look at 10 Carmel ($3M) in Cole Valley–a 1909 firehouse that’s now a very cool pad for a buyer who likes entertaining and living in a unique home. (I covered the other condo in the building back in 2010 when that was on the market in this blog post.)

It’s definitely time to buckle down and work with current inventory. Our market moves so quickly that you can sometimes get obsessed with new listings and completely miss out on homes that won’t involve tedious multiple offers and overbidding. Give me a shout if you need some help finding the right place. I’ll be in town and ready to work!

Just Sold: Corona Heights Condo

Just Sold: Corona Heights Condo

I just sold my listing at 2442 15th Street in desirable Corona Heights. The large rear bedroom had the lovely outlook above, and was situated on a tree-lined street adjacent to tennis courts. And it was only a couple blocks to Duboce Triangle and Castro services and public transportation.

List price was $649,000, and we closed for $680,000.

The Most Competitive Condo Markets in San Francisco Right Now

One of the keys to success in the current San Francisco market is knowing which neighborhoods are the most competitive. Armed with that intel, you can more easily gauge how much to offer on a property, or what list price will work to your advantage.

As many of my regular readers know, I’ve been running a feature highlighting extreme overbidding for several months, regularly inducting new members into the SF Overbidders Club. The reality is that we have many neighborhoods in San Francisco that are showing double-digit overbid percentages, and it’s important to know what the selling patterns are when you’re determining values.

When it comes to the San Francisco market, these patterns can change pretty quickly. My sales data is based on reported MLS sales in the time period April 1 – May 12, 2014, so it’s the most current info available. Continue Reading

House Flippers Hit 2014 Market

Many contractors and small-scale developers who snapped up properties with their cash in the last two years in San Francisco have completed high-end renovations and are now listing those homes for sale. They were able to buy at a time when the market wasn’t quite as hot as it is right now. And we all know that the successful flip largely depends on timing. Continue Reading

New Listing: 2BR Corona Heights Condo

New Listing: 2BR Corona Heights Condo

My new listing at 2442 15th Street in desirable Corona Heights is in an awesome location—and, it’s a lovely condo, to boot.

Seriously, not only can you walk out the door and on to a quaint, tree-lined street, but you also have immediate access to Corona Heights Park, tennis courts across the street and a short walk downhill to Duboce Triangle and the Castro. That means you can easily catch Muni to downtown, tech shuttles to the South Bay, and be inside cafes, restaurants and shops in minutes. Continue Reading

What You Could’ve Bought: For Under the List Price

Buyers are paying an average of 12% over asking for houses and 10% for condos in the current San Francisco market. So I always catch a little thrill when I spot properties that sell for under the list price.

A handful of homes sold for under asking in April in popular neighborhoods. Let’s take a look at some sales that were possible without overbidding and waiving contingencies. Continue Reading

What You Can Buy: View Condos

San Francisco properties with views of the hills, city skyline, ocean or Bay command a premium. The whole “million dollar view” tag line really does ring true for some homes.

And when it comes to condos in centrally located neighborhoods, views are the icing on the cake. View condos certainly fall under the “luxury” category, and they’ll typically cost above the $1M average for a two-bedroom unit. Continue Reading

Contact Eileen for Real Estate Help

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

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