Category Archives: Potrero/Dogpatch

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

Do San Francisco Properties Have Air Conditioning?

I remember hosting an open house circa 2003 in Noe Valley and meeting two buyers from San Diego. Their first question was whether the property had air conditioning. I smiled and told them that we didn’t typically need air conditioning in San Francisco due to the The Bay’s natural cooling system.

Flash forward to 2019, and that question doesn’t seem so humorous anymore. Climate change has definitely altered things. My updated answer: Though older houses and small condo buildings don’t often have central air, many large, newer construction buildings do—especially in Mission Bay, South Beach, South of Market/Yerba Buena, Financial District, the Mission and Hayes Valley. Continue Reading

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

Bernal, Sunset Top List of Most Competitive Neighborhoods for Buyers

San Francisco’s real estate market has long operated under the “list low, sell higher” approach. I’ve been a full-time Realtor since 2002, and it’s basically always been that way. If you’re a buyer or seller, it’s important to get a grip on how this selling pattern will affect the types of offers you write—or the ones you can expect to receive.

One of the ways to figure out which neighborhoods are the most competitive when it comes to multiple offers and interest levels is by seeing where the most extreme overbids are happening most frequently. Continue Reading

What’s Selling Now: New Construction Condos

The new construction condo market is constantly changing as new properties hit the market, developers revise pricing, and projects simply sell out. It can be a part-time job keeping track of available inventory throughout San Francisco.

I’ve rounded up my favorite new developments currently selling condos. And if you’re interested in scheduling a tour, don’t hesitate to get in touch . I’m not on the sales teams for any of these developments, but can represent you independently. This means I can get you started with a loan preapproval and walk you through the contract and the entire process—looking out for your best interests.

Here are your best bets for new construction condos right now:
One Mission Bay (110 Channel)
Neighborhood: Mission Bay

Current Inventory: 80 units of 350 available
The Prices: Studios from $575,000; 1BRs from $725,000; 2BRs from $1,250,000; 3BRs from $1.7M
Avge Price Per Square Foot: $1,237
HOA Dues: $622-$825/month
The Perks: Resort-style deck; pool, spa, cabanas and fire pit; resident lounge; library
Buy If: You’d like top-tier amenities and want to be in the midst of a constantly developing neighborhood that’s now on track to be the future home of the Warriors
Developer: CIM Group Continue Reading

Top 5 Food Neighborhoods in San Francisco

Near the top of most San Francisco home buyers’ wish lists is proximity to restaurants. After all, our city is one of the top food cities in the world, so who wouldn’t want easy access to fine eats?

I’ve put together a list of my top five neighborhoods that offer standout and diverse restaurant choices. Here you go (not listed in any particular order): 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 Can Buy in November: 21 Days & Counting

November can be a great time to finally land that home you’ve been spending much of 2017 trying to purchase. Some buyers become distracted with the onset of the holiday season, and the competition thins out. And serious sellers have less inventory with which to compete.

If you’re a buyer looking to get into contract before the end of 2017, it’s an excellent idea to consider properties that have been on the market for 21 days or more. These can sometimes be homes that have fallen through the cracks. Perhaps they’ve been in and out of contract once already, and the sellers are ready to wrap it up. Or the list price may be the actual price the seller will accept (a rarity in the current market). Continue Reading

What You Can Buy in July: 21 Days & Counting

The dog days of summer are here. But that doesn’t mean there’s nothing on the market in San Francisco. In fact, this is a great time to score a deal, while many buyers are on vacation.

I combed through all the properties that have been on the market for 21 days or more, and have selected my picks for very cool homes that are absolutely worth a look. Continue Reading

The Most Overbid House ‘Hoods in San Francisco Right Now

Buyers have had no qualms about dramatically overbidding for single-family homes in West Portal, Westwood Park/Highlands, the Central Sunset, Ingleside Heights and Miraloma Park this year.

Those neighborhoods are seeing an average overbid of 20 percent. West Portal actually had five homes sell for between 30 and 50 percent over list price this year.

The selling pattern within individual neighborhoods is a useful data point for sellers when it comes to setting a list price—and for buyers as they decide how much to offer for a property. The traditional pattern in San Francisco has been to list low and sell for more. In general, single-family homes in popular neighborhoods and at price points under $2M tend to get the highest overbids.

I did a quick analysis on the single-family home market and flagged the neighborhoods that are experiencing the highest levels of overbidding. Here are the hot spots now, according to the average overbid percentage year to date:

West Portal 22%
Westwood Park/Highlands 21% Continue Reading

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

Mission’s Rowan is Chock Full of Amenities

Mission’s Rowan is Chock Full of Amenities

I visited The Rowan last weekend and was impressed with the numerous amenities offered in this nine-story building. It’s what I’d call a “good value” project for home buyers.

Situated on Potrero Avenue at 16th Street on the border of the Mission and Potrero Hill, Rowan is a ten-minute walk from the heart of the steadily developing east end of the Mission. It’s also a short distance from Potrero’s design center and Whole Foods. Rowan’s immediate area has a commercial-industrial-retail feel, with a tire store, McDonald’s, the UPS building and the Safeway shopping center in close proximity. And it should be noted that there’s a prominent homeless presence in the area at the moment.

But buyers have gone into contract on 15 units, of which eight have already closed. Rowan buyers have been exclusively San Francisco residents who work within a mile of the building, in SoMa, the financial district and Mission Bay. And they’re all owner occupiers. Continue Reading

Esprit Park Aging Well, Don’t Overlook It

There’s no shortage of new condo developments in San Francisco these days. It seems like there’s a constant supply of new units hitting the market, with each release offering properties that are shinier and newer than the last.

I toured a few condos in older but still very solid buildings this week. The takeaway? Buyers considering new construction shouldn’t overlook condos in buildings constructed five or more years ago. One shining example is at Dogpatch’s Esprit Park, which is in good shape both physically and within its HOA. Continue Reading

Noe, Potrero Condos Looking for Qualified Buyers

My two condo listings in Noe Valley and Potrero Hill are looking for qualified buyers to make these properties their homes!

148 Duncan is a gracious, top-floor 2BR/1BA condo with a formal dining room, private deck, shared yard, independent parking and storage. It’s in a great Upper Noe location that’s near BART, the J Church, shuttle stops and freeways—not to mention the restaurants, cafes and services in Noe, the Mission and Bernal Heights. List price is $1,195,000.

Here are two of my favorite rooms at 148 Duncan:
148Duncan LR1 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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