Category Archives: Russian/Telegraph Hills

What You Can Buy in March: 30 Days & Counting

We’re on the precipice of Spring, and now is a great time to do a double take on the single-family home inventory that’s been on the market for a month or more. The San Francisco house market is eternally competitive, so shifting your gaze to some of the market sitters may yield a surprisingly good result for some buyers. Sellers will be very interested in making a deal before the Spring inventory hits.

Here are four homes that have been on the market for 30 days or more—and may be worth a look.
312 Athens
Excelsior

Days on Market (DOM): 68
3BR/2BA, 1 parking
List price: $1,488,000

312 Athens is a charming home set back on its lot. There’s a front patio, and just inside lies a floor plan with a modern kitchen open to the dining area. There are three bedrooms in the main house, and a bonus studio with its own separate entrance—perfect for guests or a home office. Fairly large yard, as well. The garage is small, so plan accordingly. Good neighborhood location near McLaren Park and not far from Mission Street retail and transit. [Photo courtesy of Compass] Continue Reading

TIC Inventory Poised To Grow in 2021

TIC Inventory Poised To Grow in 2021

The tenancy-in-common (TIC) market slowed to a crawl in the last quarter of 2020, with almost 100 cancelled or expired listings laying by the MLS wayside. With the condo market cooling due to Covid, it was no surprise that the less conventional TIC took a bit of a hit, as well.

But 87 TIC interests did end up selling (up from 70 sold in Q4 2019) despite these challenges. Buyers snapped up TICs in popular neighborhoods like Noe/Eureka Valleys, the Haight, Hayes Valley, NoPa, Marina, Russian Hill and the Mission in search of prime locations and more space than condos can typically offer for the same price. Continue Reading

SF Real Estate Smackdowns: Holiday Edition

It’s been years since I ran a San Francisco real estate smackdown. I thought it would be a good time to take a look at a range of homes competing for buyers’ attention as 2020 (thankfully) winds down.

A smackdown is when we take a look at two different properties at the same price point, in two very different neighborhoods—and you get to choose which one you’d buy. Don’t hesitate to get in touch if you’re a qualified buyer who’d like to see your pick in person.

Smackdown #1:
3BR+ House or Condo | $2M Range
Contestant #1

178 Denslowe | Lakeside
4BR/3BA, 1925 sq ft
$1,849,000

The Art Deco-style home at 178 Denslowe is very charming, and has been totally remodeled. The bedroom locations are a little staggered, with two bedrooms on one level, and two additional bedrooms on their own levels. There’s walk-out garden access and lovely finishes throughout. Noise-sensitive buyers take note, the property backs up to busy 19th Avenue. However, if you’re looking for a home close to San Francisco State, the university is across the street. And you’re a short distance from Stonestown Galleria. (Photo courtesy of Compass)

Contestant #2
1436 Vallejo | Russian Hill
3BR/3BA, 1 tandem pkg
$1,995,000

1436 Vallejo is a two-level condo in a three-unit building on a central block in Russian Hill. The unit has a small outdoor space, an ensuite bedroom downstairs and an open living/dining/kitchen area. There are also fun perks like a built-in sound system, a smart refrigerator, and steam shower. HOA dues are $322/month. (Photo courtesy of Compass) Continue Reading

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

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

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

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 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

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 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

Contact Eileen for Real Estate Help

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

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