Category Archives: Haight/NoPa

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

Welcome To The 2019 Holiday Home Stretch

Serious buyers hit the streets right after Thanksgiving to scoop up what’s left of the year’s inventory. Yes, there are fewer homes from which to pick. But the competition thins out because a majority of the buyer pool gets distracted by holiday activities. (Why spend Sunday going to open houses when you can get your Christmas tree, attend a party or go shopping?)

There are 185 single-family homes, 388 condos and 59 TICs currently on the market as of this writing. Here’s a quick look at each category:
Single-Family Homes
Median list price: $1,850,000
Avge days on market: 65
My pick: 1086 Alabama is an updated three-bedroom home with a large kitchen that leads to a deck and yard. There’s also expansion potential on the garage level (if you don’t need two-car parking). Convenient Mission location near 24th Street and SF General. List price is $1,795,000. Continue Reading

Cash Sales in San Francisco Drop in 2019

San Francisco real estate sees its share of cash buyers, but they’re not popping up as frequently as they used to. For the past several years, cash buyers have represented a quarter of all single-family and condo sales.

However, the percentage has dropped to 16.5% for houses and 14.6% for condos in 2019.

Having the ability to pay all cash certainly gives you an advantage as a buyer. You’ll likely get a call back in a multiple-offer situation if your offer isn’t the highest. But being able to pay in all cash typically doesn’t exempt you from having to overbid like everyone else.

Here’s how things have shaken out in 2019: Continue Reading

Just Sold: 769 Clayton in The Haight

Just Sold: 769 Clayton in The Haight

I am pleased to announce the sale of 769 Clayton, a fantastic two-unit building that represents an amazing opportunity to restore a grand dame to her former glory.

The property is a two-level, four bedroom/wo bathroom home with a legal one-bedroom garden unit. My clients plan to make structural improvements, along with immediate value-add kitchen and master bedroom renovations. The house-like owner’s unit is loaded with period detail like high ceilings, wainscoting and ceiling medallions. There’s also a spacious yard and one-car parking. Continue Reading

What Neighborhoods Have the Most Inventory?

It’s no secret that San Francisco is notorious for having low inventory. We’ve been complaining about it for years, and there simply isn’t enough housing for everyone who wants to buy property in the city.

We’ve even got data to prove it. Yes, there were a few times over the past several years when inventory peaked, 2018 has been a lackluster year (click on image to enlarge):

I surveyed currently available single-family homes and condos to see which neighborhoods have the most inventory available. Continue Reading

SF Condo Prices Up, Noe Leads the Overbids in Q1 2018

San Francisco condo prices were up three percent year-over-year in the first quarter of 2018, with an average citywide condo price of $1.3M and price-per-square foot of $1,100.

The usual array of well-established, popular neighborhoods like Hayes Valley, Eureka Valley, Mission Dolores, NoPa and Russian Hill commanded the largest overbids. But it was Noe Valley that attracted the steepest and most frequent overbidding. Continue Reading

Top 5 Food Neighborhoods in San Francisco

Near the top of most San Francisco home buyers’ wish lists is proximity to restaurants. After all, our city is one of the top food cities in the world, so who wouldn’t want easy access to fine eats?

I’ve put together a list of my top five neighborhoods that offer standout and diverse restaurant choices. Here you go (not listed in any particular order): Continue Reading

State of the TIC Market: February 2018

State of the TIC Market: February 2018

Buyers snapped up tenancy-in-common (TIC) interests in San Francisco’s most popular neighborhoods over the past six months, proving that the TIC market is alive and well despite its inherent ownership risks.

TICs represented a fairly small percentage of overall sales from August 2017-January 2018. Though almost 1100 condos sold in that timeframe, only 118 TICs did. The TIC median price was $1,017,500—closer to $1.2M for TICs in two- to four-unit buildings. But more than half of all sales were for TICs in buildings with five or more units, notable and surprising because these properties won’t be eligible for condo conversion if the lottery indeed resumes in 2024. Continue Reading

NoPa, Hayes Valley Home Sellers Look For Buyers with Vision—and $2M+

The entry price for a big single-family home that needs a total facelift in neighborhoods like NoPa and Hayes Valley is roughly $2M in our current market.

The average price range for a remodeled 4BR+ house in the Haight and Hayes Valley over the past six months is approximately $3M, with renovated, grand-scale houses asking closer to $4M. So buyers looking for the historical, quintessential San Francisco houses that dot these neighborhoods’ blocks are often willing to pay top dollar for a house they can make their own.

Here are two homes currently on the market that would be excellent buys for those seeking a large home with classic San Francisco architecture:
1342 Hayes
4BR | 2.5BA | 2800 sq ft
3-car garage
List price: $2.2M

For buyers who want to be a block from the heart of NoPa’s Divisadero corridor, 1342 Hayes is a great opportunity. The home has been in the same family for 40 years, which is code for “needs a renovation.” Built in 1887 on two levels, the home has big (for San Francisco) square footage and generously sized rooms. All four bedrooms are on the upper level, which is a big deal. And with an oversized lot measuring 3438 square feet, there’s potential for expansion if that’s needed, too. Expect contractors to come to the offer party. (Listing courtesy of Paragon Real Estate) Continue Reading

Luxury Market Sees Extreme Overbids in October

Luxury Market Sees Extreme Overbids in October

October has been the month for buyers in the $2M+ range to throw hundreds of thousands of dollars over asking for single-family homes (and one condo) in various neighborhoods across the city.

Deep-pocketed buyers are obviously feeling pretty cheeky about our Bay Area economy.

The most egregious example of extreme overbidding happened at 128 26th Avenue in the Lake District (see photo, left). The custom 4BR/2.5 home at the Sea Cliff entrance has a roof deck with panoramic views, and was listed for $2,995,000. So why not pay a million dollars more, right? That’s exactly what happened, as the sale closed on October 20th for $3,910,000.

Here are a few more extreme overbids that went on the books in October:
1 Miguel | Glen Park
3BR/2.5BA
List price: $1,675,000
Sale price: $2,600,000 Continue Reading

Sunset, Pacific Heights Hot Spots for Cash Sales in 2017

Almost a quarter of this year’s single-family homes and condos were purchased by cash buyers, with neighborhoods like the Sunset, Parkside and Pacific Heights seeing the most such sales.

The Sunset and Parkside have been going full speed this year as house buyers priced out of the more interior neighborhoods head west in search of their next home.

Noe and Eureka Valley single-family homes were also big cash magnets, where sales ranged from $2,000,000-$5,000,000. However, such buyers also scooped up houses for $1,000,000 or less in the city’s southeastern neighborhoods of Bayview, Excelsior, Visitacion Valley, and Silver Terrace. Continue Reading

New Listing: Multi-Unit Opportunity in The Haight

New Listing: Multi-Unit Opportunity in The Haight

Investors or buyers looking to live in a large flat and collect rental income from other units will love my new listing at 521 Clayton.

Featuring three vacant flats and a tenant-occupied unit, 521 Clayton is a classic San Francisco building with a prime Haight location near the heart of Haight Street and the Panhandle. There are wonderful period details running through the building, from crown moldings and exquisite wood work to stained glass windows and high ceilings. The building has a one-car garage and a nice garden at the rear. Continue Reading

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

The selling pattern in San Francisco continues to be list low, sell for more. However, it doesn’t always work out that way for some sellers. Properties that sell for under asking typically have spent a good chunk of time on the market, and are often in the multi-million dollar price range. But that’s not always the case. Here are a few examples of homes that didn’t have a fast path to a signed contract:

1290 Portola
West Portal
List Price: $2,198,000
Sale Price: $1,724,000
Days on Market (DOM): 91

This large, stately home was in easy walking distance to the West Portal retail area. But its busy location on the corner of Portola and Dorchester scared more than a few buyers away. Not a bad deal here; the house has three bedrooms on the same level and a nice, big kitchen. Continue Reading

Get in touch:

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

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