Category Archives: Noe/Eureka Valley

Preview: SF Homes Coming Soon

Inventory is slimmer this Spring, but there are plenty of homes coming soon with owners who may be open to selling before officially going on the market.

I’ve rounded up a few of my picks below. Give me a shout at eileen@insidesfre.com | 415.823.4656 if you’d like more details or would be interested in seeing any of these homes in person:

439 16th Avenue
Central Richmond

3BR/3BA, 1 pkg
$1,900,000

439 16th Avenue is a gracious home with lovely period detailing like box beam ceilings. The upper level has three bedrooms and full bath, and the spacious master has two large closets. There’s a one-car garage, storage, and unwarranted one-bedroom inlaw. Large, flat, fenced yard. (Listing courtesy of Compass) Continue Reading

“End Users” Snatch Up Fixers for Dream Home

“End Users” Snatch Up Fixers for Dream Home

The “fixer” buyer pool no longer exclusively consists of contractors and small-scale developers. Instead, deep-pocketed buyers looking to purchase a fixer and turn it into their dream home are increasingly becoming the dominant players in this property category.

A small Noe Valley Victorian recently hit the market (see above photo, left) and attracted multiple offers within a week. The listing agent reported that all offers were from “end users”—industry speak for buyers who will eventually owner occupy the property as their primary residence. There was a time when the only purchasers for a property like this would’ve been contractors looking to flip. Continue Reading

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

Condos You Can Buy Near a Retail Corridor

One of the reasons people want to live in San Francisco is to be near its collection of popular, interesting retail districts that offer a diverse array of restaurants, shops, and services. Here are a few currently listed condos that are near some of our best retail corridors in popular, walkable neighborhoods.

Here’s the lineup:
168 Eureka
Eureka Valley/Castro

3BR/3BA condo, 2 pkg
$2,250,000

One block from the 18th Street corridor and only a few blocks away from Castro Street, 168 Eureka is a sexy, spacious condo with in-unit laundry, a big master suite at the rear and direct access to the nicely landscaped garden. Did I mention two-car parking, and a 2019 Range Rover included as a gift from the seller? [Listing courtesy of Vanguard Properties.] Continue Reading

Low Inventory SF Market Will Continue In 2020

High buyer demand and low inventory were the hallmarks of 2019. And it’s a good bet these conditions will fuel another year of high real estate prices, multiple-offer situations and overbidding.

The good news for homeowners is that the average price of a house in the fourth quarter of 2019 was $1,960,000. But it’s worth noting that the average price was roughly the same in Q4 2018. Given that we’ve seen double-digit growth over the past few years, it looks like home prices in San Francisco have hit a long-awaited plateau. 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

Be Prepared To Pay a Premium for Property With Private Pool

Buyers dreaming of having their own private pool in San Francisco can expect to pay top dollar.

Though we get a fair amount of fog, our climate has warmed significantly over the past several years. That means we’re getting more warm days that may end up being perfect for a swim. If you’re into pools, buying a house with one makes a lot more sense these days.

There are a number of large condo buildings that have common area pools. Most of them are in Diamond Heights, in the Van Ness/downtown area, Mission Bay and South Beach.

Pools in single-family homes, however, are rare. For example, of the 4,400 houses that have sold since January 2018, only eight had pools. And those homes sold in the range of $2,200,000-$9,150,000. Continue Reading

Set Your Strategy Before You Start Your Search

Set Your Strategy Before You Start Your Search

I know it’s fun to skip around Redfin and other home search sites, hit open houses after brunch and request a disclosure package here and there when you get the urge to dip your toes into the San Francisco real estate pool. But if you’d rather cut to the chase and kick off a serious home search that will produce results, I have a few tips for you. 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

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

The Spring and early summer markets were business as usual in San Francisco, with most properties selling for top dollar and well over their list prices. However, I found some recent single-family home sales that didn’t turn out that way.

It’s worth noting that most under-asking sales don’t happen out of the gate. Weeks typically go by before sellers are willing to negotiate. And a bulk of single-family home sales that sell for less than asking have recently been in the $4M+ range.

Here’s a look at what you could’ve bought recently for under list price:


2531 McAllister
Lone Mountain
List Price: $1,795,000
Sale Price: $1,500,000
Days on Market (DOM): 46

2531 McAllister was a large, four-bedroom house with bonus rooms in a central Lone Mountain location near USF, Golden Gate Park and Clement Street restaurants and shops. But it could’ve used a facelift, so starting at $1.8M didn’t go over well with buyers. 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 a Difference Spring 2019 Made for These Sellers

What a Difference Spring 2019 Made for These Sellers

One sale that closed this week exemplifies the intense nature of our current Spring market.

606 Sanchez was first listed in October 2018 for $1,595,000. The two-bedroom, two bath view condo is perched at the end of Sanchez Street in Eureka Valley:

No acceptable offers transpired, so the sellers withdrew the listing in mid November 2018.

Flash forward to the present market. The listing returned with a lower price of $1,395,000 on April 15th, which apparently did the trick. The sale closed this week for all cash at $1,851,000.

(Listing courtesy of Zephyr Real Estate.]

What You Should Know About the SF Fixer Market

What You Should Know About the SF Fixer Market

Driven by high buyer demand for single-family homes, the fixer market is still going gangbusters in San Francisco. The average price for a fixer over the past year was $1,260,000, with many contractor-developers jumping into the game for a quick flip.

There are generally two categories of what you’d call “fixers” in San Francisco real estate. The first is the contractor special—not habitable, needs work on the foundation, roof and everything in between. Then there’s the habitable house with a clunky floor plan and expansion potential that could be transformed into someone’s dream house. Continue Reading

Just Sold: 21 Clipper

Just Sold: 21 Clipper

We just closed escrow on 21 Clipper, my two-bedroom Noe Valley Victorian condo with the amazing private deck in a prime neighborhood location. You never know what to expect when you bring a listing on in December, but our open houses were extremely well attended. We obviously live in a city where there are people who would rather go house hunting than Christmas shopping on weekends.

Listed for $1,300,000, the condo sold for $1,375,000 to two lovely buyers. Congratulations to both of them, as well as to my clients, Jon and Justin. And much thanks to Debra Guerriere at Zephyr and John Ybarra at Redwood Credit Union for a smooth transaction.

Get in touch:

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

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