Category Archives: Noe/Eureka Valley

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.

Just Listed: Noe Valley Victorian Condo

Just Listed: Noe Valley Victorian Condo

I just brought 21 Clipper Street on the market in Noe Valley. This is a perfect spot for buyers looking for a top-floor condo with great period detail in a prime neighborhood location.

I absolutely love the living room that’s open to an adjoining area where you can set up your home office. The two bedrooms are off the hall, and the formal dining room looks out onto the private deck that has southern, panoramic views of Noe Valley.

The kitchen has everything you need, along with an in-unit washer/dryer and tankless water heater.

21 Clipper has exclusive use of the garage parking space, additional storage and a shared garden. List price is $1,295,000 and you can see more photos and details at our Web site here.

Stop in and see me this weekend on Sat 12/1 and Sun 12/2 from 2-4!

Which Neighborhoods Have the Best Weather?

If you’re new to San Francisco, you may be learning that our city has a variety of microclimates. One minute you can be driving around with the top down, sweating, and the next you’re turning on the seat warmers. If you’re considering purchasing a home here and are particularly weather sensitive, it’s important to know which neighborhoods tend to have the most favorable climates.

Of course, San Francisco has citywide fog and wind no matter where you go. But some areas have longer periods of time during a given day when the sun shines and the wind is at a minimum. So here’s a quick rundown: Continue Reading

Just Sold: Noe Valley View Home

Just Sold: Noe Valley View Home

We just closed on my beautiful four-bedroom single-family home at 4338 26th Street. Listed for $2,495,000, the view Edwardian had three bedrooms up, a main level with a walk-out view deck and an additional bedroom and bath on the ground level.

We had lots of prospective buyers and agents through, and a lovely couple ended up being the next owners of the house. Final sale price was $2,525,000.

Special thanks to buyer agent Dave Cunningham at Zephyr, Katrina Schissel of Gigi Park for gorgeous staging, and Chris Matthews at Old Republic Title for efficiently handling the escrow. Most of all, congratulations to my sellers, who were a pleasure to work with.

What You Could’ve Bought: For Under List Price

Properties in San Francisco generally sell for more than their asking prices. But there were some recent sales that bucked this trend—particularly ones involving homes in the $2M+ range.

Keep your eye on the market as we move toward the Fall. We’ll be getting an inventory boost right after Labor Day, and those “leftover” summer homes may turn out to be great buys.

In the meantime, here are a few homes that recently sold for under their list price:

1325 Lake Street
Lake Street

List Price: $3,000,000
Sale Price: $2,275,000
First Listed: Sept 2017

A large, traditional home in need of a facelift, 1325 Lake was first listed last Fall for $3M, and the price gradually went down from there. The house has a great location near Mountain Lake Park and Laurel Village. This is a good example of a property with good bones that current or future owners can take to the next level, it just took a bit of time to find the right buyer—at a price that will allow for solid renovations. [Listing courtesy of Compass] Continue Reading

New Listing: 4BR Noe Valley Home With Views For Days

New Listing: 4BR Noe Valley Home With Views For Days

I’m proud to announce the launch of my new listing at 4338 26th Street in Noe Valley.

This lovely Edwardian home has a great neighborhood location, wonderful period detail throughout and awesome panoramic views of Twin Peaks, the valley, downtown and The Bay. The floor plan is ideal, with three bedrooms all on the same level, two view decks and excellent indoor-outdoor space for entertaining. List price is $2,495,000.

Here are a few photos from our gallery:

Check out our video, which includes a drone walkthrough with aerial footage:

You can also visit our Web site here with a complete still photography gallery, floor plan, neighborhood info and more.

Please let your friends or co-workers know if they’re in the market for this type of home. I’ll be open Saturday 6/23 and Sunday 6/24 from 2:00-4:00!

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

Contact Eileen for Real Estate Help

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

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