Category Archives: Neighborhoods

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

Condos You Can Buy Near a Retail Corridor

One of the reasons people want to live in San Francisco is to be near its collection of popular, interesting retail districts that offer a diverse array of restaurants, shops, and services. Here are a few currently listed condos that are near some of our best retail corridors in popular, walkable neighborhoods.

Here’s the lineup:
168 Eureka
Eureka Valley/Castro

3BR/3BA condo, 2 pkg
$2,250,000

One block from the 18th Street corridor and only a few blocks away from Castro Street, 168 Eureka is a sexy, spacious condo with in-unit laundry, a big master suite at the rear and direct access to the nicely landscaped garden. Did I mention two-car parking, and a 2019 Range Rover included as a gift from the seller? [Listing courtesy of Vanguard Properties.] Continue Reading

Thanks To My Clients for a Great Year in 2019


I’d like to take a moment to thank all my buyer and seller clients for their trust in me in 2019. It means a great deal to work with such outstanding folks, and to help them move forward with their real estate goals in very successful ways. And much thanks to Zephyr Real Estate for its amazing management and support!

I look forward to a bright 2020, and don’t hesitate to get in touch if you’d like to chat about your plans for this year. I’m actively seeking new clients and would appreciate the opportunity to discuss your goals.

What You Can Buy in January: 30 Days & Counting

I thought I’d bring you in on one of my strategies for finding homes for my buyer clients: Look for homes that have been sitting on the market. In keeping with my most recent post about long days on market properties, this is a fun way to find homes without as much competition and overbidding.

Here are four properties that have been on the market for 30 days or more—and are worth a look:
1283 Portola
St. Francis Wood

Days on Market (DOM): 55
4BR/3.5BAs, 2498 sq ft, 2 parking
List price: $2,878,000

Here’s your chance to get into tony St. Francis Wood. This large, nicely updated home has the coveted three bedrooms on the upper level, an open kitchen/dining/family room area, and a convenient location walkable to West Portal retail. The hitch is that you’re on Portola, which is a multi-lane roadway, and you’ll hear traffic. But if you can work with that drawback, 1283 Portola may be the one for you. [Listing courtesy of BarbCo] Continue Reading

Why You Should Work With A Local Lender On Your SF Home Purchase

If your goal for 2020 is to purchase a home in San Francisco, make sure you seek the services of a local lender.

The San Francisco market and its housing stock are not cookie-cutter by any stretch. Out-of-area lenders and their underwriting teams—the folks who ultimately give the green light on financing—are sometimes not familiar with certain building attributes or what our competitive market requires in order to “win” a property. Continue Reading

Just Sold: 1381 Sanchez Street

Just Sold: 1381 Sanchez Street

My gorgeous and ever popular designer Noe Valley Victorian residence at 1381 Sanchez Street hit the market in November. Visitors loved the four-bedroom, three-bath home renovated by Catherine Kwong of Catherine Kwong Design that featured restored multi-layered crown moldings, factory-style steel windows, jaw-dropping kitchen and master bath with Italian waterproof plaster in the spacious shower.

Sanchez also benefits from a phenomenal neighborhood location near Muni, BART, shuttles, restaurants, cafes and retail. List price was $2,995,000.

Multiple offers transpired and we got into contract with a solid buyer who appreciates all the modern, yet authentic, details. After a smooth escrow, we closed for an even $3,000,000. Congrats and Happy New Year to the new owner, his agent extraordinaire, Deniz Kahramaner, lender Rick Myers at Union Bank, and our escrow officer Mark Adams at Old Republic Title.

And thanks to my clients for a very kind review on my experience working with them (click image to enlarge):

Low Inventory SF Market Will Continue In 2020

High buyer demand and low inventory were the hallmarks of 2019. And it’s a good bet these conditions will fuel another year of high real estate prices, multiple-offer situations and overbidding.

The good news for homeowners is that the average price of a house in the fourth quarter of 2019 was $1,960,000. But it’s worth noting that the average price was roughly the same in Q4 2018. Given that we’ve seen double-digit growth over the past few years, it looks like home prices in San Francisco have hit a long-awaited plateau. Continue Reading

Noe Valley Duplex: Last Weekend Before Offer Deadline

Noe Valley Duplex: Last Weekend Before Offer Deadline

It’s raining, it’s the heart of the holiday season…And my vacant duplex at 3742-44 Cesar Chavez is a magnet for home shoppers.

This handsome building has a three-bedroom lower unit with a spacious kitchen that opens onto the deck and yard. The upper two-bedroom flat has a walk-out deck and in-unit laundry. There’s two-car tandem parking, plenty of storage and a serene garden.

Not surprisingly, Cesar Chavez has been popular with investors and also owner occupiers seeking to live in one unit and rent out the other.

We’ll be open Saturday 1:00-3:00 and Sunday 2:00-4:00, with offers due Tuesday December 17th by 10:00am.

Visit our Web site for photos and details here.

New Listing: Vacant Noe Valley Duplex

New Listing: Vacant Noe Valley Duplex

My new listing at 3742-3744 Cesar Chavez is a charming Victorian building with two vacant flats in a convenient Noe/Mission location.

The building is a great fit for three different types of buyers—owner occupiers looking for rental income, investors seeking market rents or TIC partners who could benefit from doing a condo conversion.

The lower unit has three bedrooms, one bath and a spacious eat-in kitchen that opens on to a deck and the garden. Upstairs is a bright, two-bedroom flat with in-unit laundry and an eat-in kitchen with built-in seating and direct access to the large, sunny deck.

Both units have nice period detail throughout, like high ceilings, wood floors and picture rails.

There’s two-car tandem parking and ample storage, too. Visit our Web site here for photos and more details.

List price is $1,995,000 and we’ll be open Saturday 12/7 1:00-3:00 and Sunday 12/8 2:00-4:00. Stop in and see me!

Welcome To The 2019 Holiday Home Stretch

Serious buyers hit the streets right after Thanksgiving to scoop up what’s left of the year’s inventory. Yes, there are fewer homes from which to pick. But the competition thins out because a majority of the buyer pool gets distracted by holiday activities. (Why spend Sunday going to open houses when you can get your Christmas tree, attend a party or go shopping?)

There are 185 single-family homes, 388 condos and 59 TICs currently on the market as of this writing. Here’s a quick look at each category:
Single-Family Homes
Median list price: $1,850,000
Avge days on market: 65
My pick: 1086 Alabama is an updated three-bedroom home with a large kitchen that leads to a deck and yard. There’s also expansion potential on the garage level (if you don’t need two-car parking). Convenient Mission location near 24th Street and SF General. List price is $1,795,000. Continue Reading

Happy Thanksgiving!

Happy Thanksgiving!

I’d like to thank all of you out there for regularly reading this blog, and extend my deepest appreciation to all the clients who have put their trust in me to assist them with their real estate purchases and listings.

2019 has been my most productive year to date and I couldn’t have succeeded without the support of family, friends and everyone who has taken a leap of faith and referred business to me.

There’s a lot of chaos happening in the world, but I hope we can all slow down a bit this Thanksgiving and focus on the things for which we’re grateful. Best wishes for a wonderful Thanksgiving!

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

Solar Panel Leases: How To Avoid Escrow Headaches

Solar Panel Leases: How To Avoid Escrow Headaches

There’s a process for transferring solar panel lease ownership during the sale of a house. I’ve handled my share of escrows involving solar panel leases, and there are a few key things for both buyers and sellers to know in order to avoid escrow delays.

Here are tips for both sides:
Sellers:
1. Notify your solar company that you are selling your house and will be transferring ownership. Confirm the company’s requirements and handle any immediate paperwork. Determine how many days the company will need to approve and complete the lease transfer.

2. Have your agent open a pre-sale escrow and request the preliminary title report. Check the prelim to make sure it includes a financing statement and lease under the exceptions to title section. Review the docs that are on file and make sure they are accurate.

3. Include the lease and key information for buyers in the disclosure package.
4. Contact the solar company once you’re in contract and update them on the closing date. Continue Reading

1381 Sanchez Open This Weekend

1381 Sanchez Open This Weekend

My Noe Valley modern Victorian listing at 1381 Sanchez has been wowing buyers, agents and neighbors with its thoughtful, stylish and authentic remodel. If there’s one refrain I’ve heard multiple times over the past week, it’s “I’m so glad I came to see this house!”

You, too, still have the opportunity to tour the property this weekend, on Saturday from 1:00-3:00 and Sunday 2:00-4:00. The home is absolutely worth visiting, if only to see how it’s possible to tastefully update a Victorian while restoring its soul in the process.

You can see the photo gallery, features and a 3D tour at our Web site here.

Hope to see you there!

Just Listed: Designer Noe Valley Victorian

Just Listed: Designer Noe Valley Victorian

I’m proud to announce my new listing at 1381 Sanchez in a prime Noe Valley location. This stunning home has been smartly renovated to the highest modern standards while preserving its classic Italianate Victorian soul. After I helped my clients purchase the property in 2015, they kicked off a major renovation that included restoring period details like multi-layered crown moldings and ceiling medallions.

There are four bedrooms, three full baths and luxurious finishes throughout, and the floor plan is perfect for entertaining. If you like to cook, you’ll appreciate the Bertazzoni range and the Miele steam oven. There’s also an island clad in Pietra Cardosa marble with bar seating that’s open to the elegant dining area featuring traditional wall paneling and gallery lighting. The spacious living room has vaulted ceiling and a 100″ in-ceiling projector. Continue Reading

Get in touch:

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

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