Category Archives: Noe/Eureka Valley

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

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

What You Can Buy in March: 30 Days & Counting

It’s been a hectic 2018 for San Francisco home buyers. Lots of offers written, disappointing outcomes, and for some, towels thrown in.

But not every home slams into contract and closes in a flash. In fact, I’ve been keeping an eye on the houses and condos that have been sitting on the market—waiting for buyers to materialize. With some compromise and reasonable trade-offs, maybe one of these homes could be a fit. Continue Reading

What You Can Buy: Condos with Deeded Gardens

Finding a condo in San Francisco with a private, exclusive-use garden is not all that common. After all, who wouldn’t want a yard of their own for grilling, dining, kids and dogs?

Four terrific condos with deeded gardens just hit the market, and I’m anticipating they’ll sell quickly. Check them out on the open house circuit this weekend, and start thinking about where you’ll be planting the raised vegetable beds:

2447 Vallejo
Pacific Heights

2BR/1BA, 1314 sq ft. 1 pkg
HOA dues: $475/month
List price: $1,649,000

2447 Vallejo is located on a flat, tree-lined street in a six-unit building. The living room has French doors that open on to the stairs that lead to the large, south-facing garden and patio. The unit itself has an open floor plan, in-unit laundry, deeded storage and garage parking. (Listing courtesy of Sotheby’s International Realty) Continue Reading

Buyers Exceed Seller Expectations with Extreme Overbids

Buyers Exceed Seller Expectations with Extreme Overbids

It’s one thing to list a property lower than the targeted price, but 95% of the agents I know who do significant business in San Francisco (including myself) don’t typically list a property for hundreds of thousands of dollars less than expected. So it boggles my mind when I see extreme overbids of 50% or more.

But it’s easy to rationalize a crazy selling price in a hot market with inventory that doesn’t meet the demand. Here’s a look at the latest head shakers for 2018 so far:

100 Teresita | 4BR/2BA, 1833 sq ft | Miraloma Park
List: $1,199,000
Sold: $1,950,000
62.5%+ 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 Could’ve Bought for Below The List Price

Yes, most San Francisco homes sell for more than their list price. But not always, especially when there are some challenges involved. Busy locations? Poor overall presentation? Those factors end up thwarting sellers every time. Here are three properties that didn’t slam into contract for way over the list price:

688 Clipper
Noe Valley
List Price: $2,250,000
Sale Price: $2,150,000
Days on Market (DOM): 128

688 Clipper technically shouldn’t be here, as it was originally listed for below $2M. The story is that the property came on the market in August 2017 for $1,999,999, and the sellers raised the price to $2.3M twenty days later. No buyers came along, so they reduced the price to $2,275,000 and received an offer shortly thereafter. That fell out of contract, and the price then slid further to $2,250,000. Challenges here were a very vertical floor plan, a location on a trafficked street that’s more Diamond Heights than Noe Valley, and a lack of staging that other properties at this price point often have. Continue Reading

What You Could’ve Bought in Late 2017 for Below The List Price

San Francisco inventory has generally been low when you consider how many people want to buy homes here. That’s why I was surprised to see a fair number of sales that closed last week for under their list prices.

A few data points: Most under-asking sales were only two- to three percent below the list price, and most spent a fair amount of time on the market. Very few single-family homes sold for less thank asking, but I wanted to highlight three condos that I think were good deals for buyers:

44 Sharon
Eureka Valley
List Price: $1,150,000
Sale Price: $1,000,000
Days on Market (DOM): 50

44 Sharon is a top-floor, 3BR/1BA condo in a five-unit building located between 15th and 16th Streets/Church and Sanchez—very central and walkable. Though the bedrooms were small and there was a bit of an awkward floor plan, the unit came with one-car parking. And did I mention the location near all modes of public transportation, tech shuttle stops and plenty of shops and restaurants? Continue Reading

SF Condo Market Mixed in 2017

The San Francisco condo market was not quite as jubilant as its single-family home counterpart in 2017. Yes, there were the random instances of 25%+ overbids, and an eight percent, year-over-year increase in the average condo price. But we basically saw a repeat of 2016, with prices flatlining.

The average citywide price of a condo in the fourth quarter of 2017 was approximately $1.3M—up from $1,210,000 in Q4 2016. We also saw the average price-per-square foot end up at $1,052, which was a four percent increase year over year. Continue Reading

Get in touch:

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

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