Category Archives: SoMa/South Beach

What You Can Buy: With Outdoor Space

The shelter in place has done its part to help many prospective buyers realize that they want outdoor space in their next home. The thought of having a garden or a big deck sounds extremely appealing right now.

I’ve rounded up some homes that have lovely exclusive-use outdoor space. Give me a shout at eileen@insidesfre.com | 415.823.4656 if you’d like to see any of these in person:

375 Moncada
Ingleside Terrace
5BR/3BA, 2 pkg
$2,495,000


375 Moncada is a big Mediterranean-style house with a landscaped front yard and sprawling rear garden. The kitchens and baths could use updating, but the home is certainly in move-in condition. And when Stonestown Galleria opens again, you’ll be in walking distance. (Photos courtesy of Keller Williams Realty) Continue Reading

Coronavirus Isn’t Stopping Overbidding in San Francisco

Coronavirus Isn’t Stopping Overbidding in San Francisco

Limited inventory during the shelter in place (SIP) market seems to be motivating many buyers to overbid on properties—particularly when it comes to single-family homes.

Of the 186 houses sold from March 17th-May 5th, approximately 70% closed for above list price. Clusters of homes in the Outer Mission, Bernal Heights, Miraloma Park, Outer Parkside and Central Sunset saw overbids of well above twenty percent. 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

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

Just Listed: South Beach Studio with Patio and Parking

Just Listed: South Beach Studio with Patio and Parking

I’ve just listed a gorgeously remodeled studio which has three things most South Beach studios don’t have—a private patio, a parking space (with an electric car charger!) and reasonable monthly HOA dues of $502.76.

I helped my client buy 88 Townsend #123 back in 2010. She loved the location at 2nd and Townsend, a block from the Giants’ ballpark. She loved the unit’s floor plan, and it was easy to see how you’d create dining, living and sleeping spaces. Since then, she’s thoroughly and smartly upgraded the unit in every way. 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

Budget for HOA Dues During Loan Preapproval

You’re thinking about buying a condo in San Francisco, and the first thing on your checklist is loan preapproval. Along with mortgage payments and property taxes, your lender tells you that you need a rough idea of how much your homeowners association dues (HOA) will be. But you don’t know what you’ll be buying, so how are you supposed to know how much the dues will be? 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

What You Can Buy for Under $2M: 30 Days & Counting

We’re in the midst of the San Francisco Spring market, with properties going into contract and selling at a rapid pace.

But not every home lands a buyer immediately. In fact, there are 63 single-family homes and 155 condos/TICs that have been on the market for more than a month.

Many of these market sitters are listed for well above $2M. So buyers with that kind of purchasing power currently have a good property selection.

But there are certainly homes listed for less that may be more attainable for a majority of buyers. Here are a few of my picks:

650 Mangels
Sunnyside
Days on Market (DOM): 57
3BR/3BA house, 1,686 sq ft, 1 driveway pkg
List price: $1,398,000

650 Mangels is a very unique home that could use a minor adjustment or two from its next owner. The property has a lovely detached main house that has an amazing upstairs master bedroom and bath (see photo). There’s a garden off the kitchen, and a smaller, second bedroom at the rear. The front building has a room upstairs, with an odd trap door where you can climb down a ladder to reach the bathroom, which takes up the space where you’d be parking. This is obviously the sticking point for many. In the end, you’re looking at a two-bedroom house with another room above the garage. I’d clear out that weird bathroom, restore the parking space and use the upper level for a family or media room. Good Sunnyside location with easy freeway access and a 1.1-mile, 20-25 minute walk to the Glen Park BART station. Listing courtesy of Climb Real Estate 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’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

Get in touch:

Eileen Bermingham

Corcoran Global Living

415.823.4656

eileen@insidesfre.com

DRE# 01352627

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