Category Archives: Pacific Heights

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

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

My Picks for Price-Reduced Properties

I’m seeing a lot more price reductions happening on a regular basis lately, especially in the $2M+ price ranges for condos. Sellers and their agents are trying to find their accurate home values and the corona market is a work in progress.

I always recommend seeing a property as soon as you can if there’s a big price reduction. A large list price cut tends to attract eyeballs, particularly belonging to folks who had already been through on a showing. 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

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

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

Just Sold: 2940 Jackson in Pacific Heights

Just Sold: 2940 Jackson in Pacific Heights

I just assisted my clients in the off-market purchase of 2940 Jackson, a four-bedroom single-family home designed by by Arts and Crafts architect Ernest Coxhead. This is actually one of the few surviving homes by Coxhead and happens to be situated on a prime Pacific Heights block.

The home features a beautifully designed interior created in collaboration with French designer Lili Diallo. The remodeled kitchen open to a family room that has direct access to the landscaped garden by designer Jenny Weiss and greenery by Terremoto Landscaping.

All four bedrooms are on the main level, and there’s an office or playroom at the top level with additional storage.

Here are a few photos of 2940 Jackson:

There was some cool media coverage over the summer:
Secret Garden Arts & Crafts Estate Lists for $4.5 Million in Pacific Heights (Forbes)

Rare Ernest Coxhead Home in Pacific Heights Offered Off-Market (San Francisco Business Times)

Fresh and Lovely Arts + Crafts in Pacific Heights (California Home and Design)

First offered at $5.2M in the initial stages of marketing, the home took on a more official list price of $4.5M. We ended up closing for just under $5M.

Congratulations to my lovely clients!

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

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

Just Listed: 2019 Green Street

I’m proud to announce my newest listing at 2019 Green Street in Pacific Heights. This is a 2BR/2BA Victorian condo one block from the heart of Union Street. I love the floor plan of this flat, which effortlessly flows from the gracious entry to the living and dining rooms with their high ceilings and tall windows. The hub of the home is the gourmet kitchen with ample cabinetry, high-end stainless-steel appliances and built-in seating:

At the rear of the house are the two bedrooms, one of which is an oversized master suite with custom closets, tiled bath with spa tub and separate shower and floor-to-ceiling glass doors. Both bedrooms open out onto the exclusive-use, south-facing patio and garden—rare for a condo:

The awesomeness continues with a built-in speaker system, in-unit laundry, Nest thermostat, updated electrical/plumbing, newer windows, independent parking and storage. The sellers also lease a second parking space one block away.

You basically can’t find a better location in Pacific Heights/Cow Hollow. I mean, there’s a ridiculous number of restaurants, shops, and gyms within a three-block radius (and a SoulCycle around the corner).

List price is $1,649,000.

We’ll be open this Saturday 3/9 and Sunday 3/10 from 2:00-4:00, stop in and see me! And check out photos and more details at our Web site here.

What You Can Buy That Has a Pool

San Francisco weather doesn’t easily lend itself to taking a dip in the pool. I mean, this isn’t L.A., and the fog tends to keep us pretty cool. However, properties periodically come on the market with pools.

And I don’t mean just the condos in South Beach in large complexes like The Brannan and The Towers. I mean the pools that pop up in smaller, unique properties. I found some condos and houses that fall into this category. So let’s dive in:

1478 12th Avenue
Inner Sunset

4BR/3BA condo
$2,228,000

Of all the neighborhoods in San Francisco, the Inner Sunset is probably the last one I’d think of for an outdoor pool. Nonetheless, 1478 12th Avenue has a deeded yard with a heated lap pool. This unit and the other one in the building at 1480 12th Avenue ($1,628,000) hit the market at the start of 2018 with slightly higher prices, so the lap pool hasn’t convinced anyone to pay what the seller wants just yet. But the location is pretty convenient and you just might want to jump in after you go for your run in nearby Golden Gate Park. Listing courtesy of West & Praszker] Continue Reading

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

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

Get in touch:

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

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