Category Archives: Nob Hill

Here’s Where You Can Negotiate the Best Price on a 2BR Condo

Looking to get a good price on a two-bedroom San Francisco condo? Check out a few of the 360 two-bedroom units currently on the market in San Francisco in buildings with ten or more units. These properties have been on the market for an average of 56 days, and I’m betting their owners would love to get offers from qualified buyers.

It helps to know where to look for the best deals. The neighborhoods where these condo buildings are located are Diamond Heights, Mission Dolores, Hayes Valley, Pacific Heights, Downtown/Financial District, Nob Hill, Van Ness/Civic Center, Mission, Mission Bay, SoMa/Yerba Buena, South Beach and Dogpatch/Central Waterfront. 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

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

The 5 Best Neighborhoods for NY Transplants

I moved to San Francisco from New York twenty years ago, and frequently work with many New Yorkers who have relocated here. New York is definitely a world of its own, and I must admit that I was a bit worried when I moved to San Francisco; in my mind, I’d have to drive everywhere, and things wouldn’t be as central. After all, San Francisco’s layout is different in that downtown feels like Manhattan, but everywhere else seems like outer borough neighborhoods strung together—at least, at first. It takes some time to realize that many San Francisco areas are little New Yorks unto themselves. Continue Reading

Just Sold: 1591 Jackson #7

Just Sold: 1591 Jackson #7

I brought my one-bedroom condo listing on the market at 1591 Jackson #7 in Nob Hill on Memorial Day. After one broker tour and a private showing, we snagged an all-cash offer with a seven-day close.

The spacious condo had a remodeled kitchen, new wide-plank wood floors, a wood-burning fireplace, in-unit laundry, parking and storage in a great location at the corner of Jackson and Polk. List price was $899,000, and we closed for $1,000,000.

Congratulations to my seller, Sharon, whom I represented way back in 2003 when she purchased the property. And much thanks to buyer agent Paul Warrin and Escrow Officer Heather Shiffer at First American for their work in the transaction.

What You Can Buy: Small San Francisco Houses

Buying a small house in the city may be the route to go if your budget maxes out well below our single-family citywide average of $1.9M. Yes, I know you can find a mansion in the midwest for that price, but the reality is that there are a whole lot of folks who want to live in San Francisco. And this competition pushes many people to revisit how much space they really need within a budget they can afford.

I’ve rounded up a few new single-family home listings that I think will make excellent starter homes. They’re each in good locations within their respective neighborhoods, and offer very livable spaces:

530 Grafton
Ingleside
1BR/1BA, 664 sq ft
$725,000

Located three blocks from Ocean Avenue’s retail and Muni line, 530 Grafton is a classic condo alternative. The interior is laid out very efficiently, and there’s some space for an office area. I love the Spanish Mediterranean architectural style, and there are 1930s period details throughout. The house is built to the lot line, so the outdoor space is actually an enclosed area at the front of the house. One-car parking is also included. 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

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

What You Can Buy: Condos With Walker’s Paradise Scores

Location counts for a lot in San Francisco, and most condo buyers want to live in neighborhoods that offer services, restaurants, shops and public transportation in walking distance. I thought I would highlight a few of my favorite properties currently on the market that have excellent Walk Scores. Here are my picks:

77 Jersey
Noe Valley

3BR/1BA, 1 tandem pkg
HOA dues: $473.33/mo
List price: $1,349,000
Walk Score: 96

77 Jersey is an ideal location for buyers who take BART, and want to be a block from the 24th Street corridor that runs through both Noe Valley and the Mission. The condo itself is a handsome, first-floor unit with a formal dining room, eat-in kitchen and a nicely remodeled bathroom in an Edwardian building. Continue Reading

What You Can Buy in the Center of It All

San Francisco home buyers typically want to purchase a property that’s near restaurants, cafes, bars, services and transportation. For those buyers who really want to be in the middle of everything, I’ve selected six currently available properties that I think would do the trick—in a variety of distinct neighborhoods.

You can expect to pay roughly $1,000-$1,300/square foot for homes with all the amenities in popular locations like these.

Here are some properties worth considering:

207 King #706 / Mission Bay
3BR/2.5BA, 1872 sq feet, 1 pkg
$2,195,000
207king_706
If you literally would like AT&T Park and the Giants in your backyard, 207 King #706 at The Glassworks will grant you that privilege. This sexy and spacious, loft-like penthouse spans two levels. It has three large bedrooms, an office space, and plenty of closets. Gaze through your wall of windows and take in the city and water view. Central air and in-unit laundry are also on hand, along with generous storage. Glassworks was constructed in 2007 and is in the midst of Mission Bay’s restaurants, nightlife, cafes and the Caltrain station. Continue Reading

Coming Soon and Off-Market Opportunities: August 7, 2015

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

43-45 Fair / Bernal Heights
Two units, cosmetic fixer
$1,700,000

607 Shotwell / Mission
1BR/1BA TIC with no parking, four-unit building
$499,000

2905 Bush / Lower Pac Heights
3BR/3BA Victorian house with legal garden apartment–technically two units
$2,849,000 Continue Reading

Coming Soon and Off-Market Opportunities: July 28, 2015

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

18 Lansing #303 / SoMa
1BR/1.5BA loft, 1 pkg
$875,000

72 Amber Drive / Diamond Heights
4BR/2.5BA Eichler home, needs work
$1,199,000

475 Texas #B / Potrero
4BR/2BA condo, 2 pkg, top-floor condo with decks

4521 25th Street #1 / Noe Valley
3BR/2.5BA condo, 2 pkg, 1860 sq feet with deeded flat yard
$1,695,000 Continue Reading

Coming Soon and Off-Market Opportunities: July 14, 2015

We’re back in the swing of things after the July 4th holiday, and the off-market and coming soon listings are popping up all over the place. Here are my picks this week:

88 King #112 / South Beach
2BR/2BA, 1455 sq ft, 1 pkg in The Towers at One Embarcadero
$1,298,000

88 King #115 / South Beach
2BR + den/2.5BA in The Towers
$1,495,000

1510 York / Bernal Heights
1BR/1BA Victorian house with bonus room near Precita Park
$975,000 Continue Reading

Noe Houses, Cow Hollow Condos Lead Price Per Square Foot Pack

Heads up, San Francisco house hunters: If you’re looking to get into hot neighborhoods like Noe Valley, NoPa, and the Marina, be prepared to potentially pay more than $1,000/square foot.

Noe Valley has truly jumped the shark with its price per square foot average for single-family homes: It’s now just above $1400. And thanks to the new Amero condo development in Cow Hollow, that neighborhood’s price per square foot average leads the pack for condos in the city. Continue Reading

New Condo Listings, Holiday Activities in SF

Have you planned to hit up any holiday activities in the city yet? The latest Zephyr Market Tracker rounds up the newest condo listings, and also takes a look at what’s on tap for San Francisco’s holiday activities.

We also check out the deets behind the potential subway extension to Fisherman’s Wharf. All this, plus the latest sales and stats. It’s all here in the Zephyr Market Tracker!

Get in touch:

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

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