Category Archives: Pacific Heights

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

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

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

Just Sold: Pacific Heights View Condo

Just Sold: Pacific Heights View Condo

I just closed on my two-bedroom/two-bath condo listing at 2200 Pacific #10D. Featuring city and Bay views, the unit benefitted from a prime Pacific Heights location, spacious rooms and amenities that included a view roof deck with heated pool, storage, parking and 24/7 doorperson service.

Listed for $1,695,000, #10D sold for $1,750,000 in an all-cash transaction.

Congratulations to the lovely buyer who will enjoy a wonderful new home. Much thanks to selling agent Joan Smith at Pacific Union and escrow officer Michael Gaffney for their hard work.

Just Listed: Pacific Heights View Condo

Just Listed: Pacific Heights View Condo

Looking for a spacious, two-bedroom condo in a fantastic Pacific Heights location? My new listing at 2200 Pacific Avenue #10D may be the one for you.

Boasting expansive downtown and city views, the unit is ideal for entertaining with its light-filled living and dining areas that lead to a walk-out view balcony. The galley kitchen also has views, as well as a Sub-Zero refrigerator and double oven. Bedrooms are nicely separated for privacy, and the master has lots of closet space and a remodeled bathroom. Parking and storage unit, too.

Amenities include this roof deck with heated pool and Bay/Bridge/Alcatraz views:

The building also offers 24/7 doorperson service, laundry facilities—and pickup/drop-off laundry service.

2200 Pacific is in the heart of Pacific Heights on a flat block, and is a stroll to Fillmore and Union Street restaurants and shopping.

We’ll be open this Saturday 10/28 and Sunday 10/29 from 2:00-4:00. Check out our Web site here.

What You Can Buy: Condos With Walker’s Paradise Scores

Location counts for a lot in San Francisco, and most condo buyers want to live in neighborhoods that offer services, restaurants, shops and public transportation in walking distance. I thought I would highlight a few of my favorite properties currently on the market that have excellent Walk Scores. Here are my picks:

77 Jersey
Noe Valley

3BR/1BA, 1 tandem pkg
HOA dues: $473.33/mo
List price: $1,349,000
Walk Score: 96

77 Jersey is an ideal location for buyers who take BART, and want to be a block from the 24th Street corridor that runs through both Noe Valley and the Mission. The condo itself is a handsome, first-floor unit with a formal dining room, eat-in kitchen and a nicely remodeled bathroom in an Edwardian building. Continue Reading

Sunset, Pacific Heights Hot Spots for Cash Sales in 2017

Almost a quarter of this year’s single-family homes and condos were purchased by cash buyers, with neighborhoods like the Sunset, Parkside and Pacific Heights seeing the most such sales.

The Sunset and Parkside have been going full speed this year as house buyers priced out of the more interior neighborhoods head west in search of their next home.

Noe and Eureka Valley single-family homes were also big cash magnets, where sales ranged from $2,000,000-$5,000,000. However, such buyers also scooped up houses for $1,000,000 or less in the city’s southeastern neighborhoods of Bayview, Excelsior, Visitacion Valley, and Silver Terrace. Continue Reading

Single-Family Home Market Kicks Off 2017 With a Bang

There were no winter doldrums for the San Francisco house market this year. Low inventory and strong buyer demand fueled the first quarter—activity that promises to continue in 2017.

Possibly motivated by the threat of rising interest rates, buyers frequently waived contingencies in competitive situations, foregoing inspection, appraisal and financing safety nets to increase their chances of landing a single-family home.

The average price for the 381 homes sold was $1,761,226, up five percent over the first quarter of 2016. Continue Reading

Just Sold: New Construction Condo in Lower Pacific Heights

Just Sold: New Construction Condo in Lower Pacific Heights

My clients just closed on a beautiful two-bedroom/two bath condo in The District at Bush and Divisadero. Their unit at 2655 Bush #421 has European style kitchens with Thermador built-in refrigerators, and Bosch stainless steel appliances, Caesarstone counters with glass backsplash, and in-unit laundry with Bosch washer and dryer.

I’ve been quite impressed with The District, as it offers all the amenities. Where some new condo buildings have limited or mechanical lift parking, residents at The District have wide, independent spaces in the underground garage. There’s also the “Sky Lounge” roof deck with fire pit and outdoor kitchen, a well-appointed fitness center, landscaped courtyard, owners lounge and attended lobby. (There’s even a bathroom on the first floor by the mailboxes, and another one just inside of the Sky Lounge. Good planning.)

#421 was listed for $1,365,000 and sold at asking.

What’s On The Condo Market: February 2016

What’s On The Condo Market: February 2016

There are more than 300 condos on the market right now in San Francisco, so there’s a good chance one will be a fit for you if you’re looking to buy one. Here’s a look at what’s out there in the one-, two- and three-bedroom market segments:

One-Bedroom Condos
Number Available: 85
Median List Price: $849,000
Neighborhoods With the Most 1BRs: South Beach; Lower Pacific Heights; SoMa/Yerba Buena; South Beach; Van Ness/Civic Center
Least Expensive 1BR: 750 Great Highway #2 ($489,000) in the Outer Richmond. Reasonable floor plan, in-unit laundry & dishwasher, and located right across the street from the beach.
Most Expensive 1BR: It’s a tie! 650 Delancey (Oriental Warehouse) #416 and #304 in South Beach, both listed for $1,695,000. #416 is a top floor 1BR that could be used as two bedrooms, shiny red kitchen and parking. #304 has a master bedroom plus office, neutral color scheme, and parking. Both are clocking in at $1,157-$1,213/square foot, which is right in line with market prices.
My Value Pick: 246 2nd Street #905 ($775,000), in Yerba Buena. This unit has a walk-out terrace with city views, in-unit laundry, storage and parking. 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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