Category Archives: Noe/Eureka Valley

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

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

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

Median Condo Price Down, Houses Up in December 2020

The latest numbers are in: Single-family homes were the overall winner during the holidays in San Francisco.

The median condo price was $1.1M last month, down from $1.2M in December 2019. There were 672 active listings last month compared to 1209 in November. This signals that properties either went into contract with an end-of-the-year urgency, or agents temporarily withdrew listings. Interestingly, the condo days on market (DOM) didn’t dramatically fluctuate; the DOM last month was 44, up from December 2019’s 39. Continue Reading

Holiday Home Stretch Condo Inventory at Peak

I started blogging several years ago about what I call “the holiday home stretch”—the time right after Thanksgiving through Dec 31st.

2020’s holiday home stretch is finding condo inventory at possibly the highest level ever, with 930 condos currently available. Compare that number to what was on the market in the same timeframe in 2014 (81), 2015 (241), 2016 (411), 2018 (417) and 2019 (388). We are literally swimming in condos in the city. Continue Reading

Welcome To The 2020 Holiday Home Stretch

2020 has been a year like no other, but I’m willing to bet that motivated buyers and sellers will follow their usual holiday season activity pattern. Buyers will aggressively write offers and try to negotiate, and sellers will be more willing to negotiate so they can wrap up their sale before year end.

There’s a healthy amount of houses, condos and TICs on the market that all stand a chance of having to return in 2021. Here’s a quick look at each category:
Single-Family Homes
Number available: 345
Median list price: $1,890,000
Avge days on market (DOM): 59
Where the inventory is: Parkside/Sunset, Ingleside, Sunnyside, Noe/Eureka Valleys, Pacific Heights, Cow Hollow, Bernal Heights, Mission, Bayview, Visitacion Valley.
Worth noting: There are far fewer houses than condos sitting on the market, with about 40% listed for up to $1.5M. That means buyers can expect to pay $2M+ for most of the homes on the market. Continue Reading

TIC Market Stays Alive During Corona

TIC Market Stays Alive During Corona

The tenancy-in-common (TIC) market in San Francisco is a small one, with about a tenth of the condo volume at any given time. Buyers tend to shy away from TICs when there’s a glut of condo inventory, as the former are a bit more complicated. But if you’re looking for more space and a better location than your condo budget allows, you may want to consider one of the TICs currently on the market. Continue Reading

SF Single-Family Homes Not Immune To Price Reductions

Houses in San Francisco are always in demand among buyers. And this property type has stood its ground during our current recession—in fact, the average price of a house from June 1 – August 15th has increased by 6.7% to $2,141,356 in comparison to the same time in 2019.

But single-family home sellers are no strangers to the dreaded price reduction decision. Some homes come on the market with high prices in comparison to their comparable sales; it’s no secret that there’s a tendency for homeowners to believe their house is superior for one reason or another.

I took a look at all the houses that sold from June 1 through August 15th and discovered that 17% sold after having at least one price reduction. Continue Reading

Cash Sales Decline in SF Corona Market

Cash Sales Decline in SF Corona Market

Cash buyers appear to be receding into the background these days as the San Francisco market adjusts to corona’s financial fallout.

It wasn’t so long ago that a quarter of single-family home and condo buyers paid cash. However, cash sales represented only 14% of all house and 12% of condo transactions from April to early August. Continue Reading

Challenged Condo Market Still Sees Overbidding

Challenged Condo Market Still Sees Overbidding

It’s no secret that the San Francisco condo market has plenty of inventory right now, especially in large buildings in South Beach, SoMa, and Mission Bay. But I’m still seeing some condos close for above the list price.

Buyers continue to pay top dollar for remodeled condos with classic architectural styles, and which also include parking and in-unit laundry. Location is key, of course. Two-bedroom units in the Inner/Central Richmond, Inner Sunset, Lake district, and Cole/Noe/Eureka Valleys were most commonly sold for over the list price in July. Continue Reading

Don’t Get Sucked In By Super-Underpriced Properties

Don’t Get Sucked In By Super-Underpriced Properties

Heads up, home buyers: Super-underpriced homes are popping up in the market again. It’s a good time for a refresher on how this particular list price strategy works, so you don’t waste time on homes you can’t afford.

The coronavirus and ensuing shelter in place (SIP) temporarily influenced list prices in San Francisco, with many sellers and their agents going with transparent, closer-to-value asking prices. The idea was to limit property access to qualified buyers who could purchase the home at market value. Continue Reading

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

Contact Eileen for Real Estate Help

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

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