Just Listed: 400 Beale #1211

Just Listed: 400 Beale #1211

I’m proud to present my 2BR/2BA South Beach condo at 400 Beale #1211 in the BridgeView. This lovely condo has bridge and water views and is conveniently situated near the Embarcadero, Woodlands Market, Ferry Building, Chase Center, Oracle Park, Caltrain and freeway access.

#1211 features an open living/dining/kitchen floor plan, along with a spacious primary bedroom with balcony, large closet and en suite bath. The second bedroom with its French doors is perfect for guests or an office. This unit has a dedicated storage locker, in-unit laundry closet and one-car parking.

BridgeView has always been one of my favorite buildings in the neighborhood. It has a host of useful amenities like a 24-hour concierge, heated outdoor pool, well-equipped gym, and sky deck with multiple seating areas and two BBQs.

Check out our property Web site here. List price: $995,000.

We’ll be open Saturday 8/14 and Sunday 8/15 from 1:00-3:00. Stop in and see me if you’re in the neighborhood!

Just Sold: 451 Kansas #630

Just Sold: 451 Kansas #630

Congrats to my clients who just purchased the light and bright 451 Kansas #630 in The Potrero. They lucked out with a top-floor unit steps from the shared view roof deck. This 1BR/1BA has in-unit laundry, a storage locker and parking.

It’s also located above Whole Foods and within walking distance to everything in Potrero Hill. Easy freeway access and a straight shot to Mission Bay, too. The Potrero has a few useful amenities like a gym, bike racks and even a craft room.

Listed for $839,000, #630 sold for $890,000 with multiple offers. Special thanks to listing agent Peter Monti for a smooth transaction!

Mask Up for Real Estate Showings

Mask Up for Real Estate Showings

It’s official: Everyone is requested to wear a mask at open houses, broker tours and private showings.

San Francisco real estate typically mirrors city and state guidelines, and masks are no exception. Unfortunately, not everyone is choosing to get vaccinated and the latest virus variant is surging.

I’m simply grateful that we can continue to have open houses and broker tours. That wasn’t the case for more than a year. I’m additionally thankful that we don’t have to get Covid-related paperwork prior to entering properties.

So mask up! And get vaccinated if you haven’t done so already.

Seize the Day When It Comes To Getting Your Highest Offers

If you’re planning to list your San Francisco home this year, you should know that there are pretty much two ways the offer situation will go. If one or more buyers are going to write offers for more than asking, those offers will transpire within the first week or two. After that, it’s likely buyers will write for at or below asking. Continue Reading

Sunset and Parkside Command Top Dollar

Sunset and Parkside Command Top Dollar

Buyers continue to snap up homes in the west part of the city at a rapid pace, a trend that started as far back as 2016 but has picked up speed ever since.

Sales in the Sunset and Parkside escalated during Covid as the need for private space and yards increased. The average two-bedroom house in the Sunset/Parkside is now $1.6M, with three bedrooms clocking in at $1,741,000. Continue Reading

New Listing: Victorian Duplex in the Mission

New Listing: Victorian Duplex in the Mission

I’m proud to present 1153-1155 Florida Street in the heart of the Mission. Steps from 24th Street’s retail corridor, this duplex has one vacant top-floor unit, and a tenant-occupied lower unit.

Each flat features two bedrooms, one bath and rear sunrooms. The upper vacant unit has an additional front room for an office, nursery or guest room. And there are views of Twin Peaks and Bernal Hill. Period details abound, from high ceilings and wood floors to decorative moldings and ceiling medallions.

There’s a large garage with plenty of storage, and a lush yard with mature palm tree.

This is an excellent opportunity for an owner occupier or investor to land an iconic building in a prime neighborhood location.

Check out our Web site here.

List price is $1,595,000, shown by appointment to qualified buyers and their agents. Or stop by our open houses this weekend on Sat 7/17 from 11:00am-1:00PM | Sun 7/18 from 1:00pm-3:00pm. Please note that we will only be showing the lower unit after offer acceptance.

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Eileen’s Sales
171 Wawona
West Portal
Gracious Single-Family Home
Sold: $2,300,000
Represented Buyers

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1153-1155 Florida
Mission
Victorian Duplex
Sold: $1,510,000
Represented Sellers

Hard Hat Tour: Lofton at Portola

Hard Hat Tour: Lofton at Portola

I went on a hard hat tour of the Portola neighborhood’s Lofton development this week. Featuring 54 single-family attached homes currently being built by TriPointe, Lofton is an excellent option for folks who are getting outbid on San Francisco single-family homes—and who would appreciate owning a new-construction home with minimal maintenance.

There are five different plans on the site. I walked one of the framed townhomes in Plan A, a 3BR/3.5BA, 1764-square foot floor plan on the east side of the lot. These homes have unobstructed views of the Bay, and start at around $1.5M:

Continue Reading

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451 Kansas #630
Potrero Hill
Contemporary 1BR Condo
Sold: $890,000
Represented Buyers

Make Sure You Have Enough Dwelling Insurance Coverage

Wildfire season is an unfortunate reminder of how important it is to carry sufficient dwelling insurance on your home. Many homeowners often discover that they don’t have sufficient insurance coverage to cover rebuilding costs. In fact, more than half of homes across the United States are underinsured by 21%. I’d like to make sure my readers aren’t among those in that category.

Your dwelling insurance is the centerpiece of your policy. The coverage amount represents how much it would cost to rebuild your home. In San Francisco—and probably The Bay Area in general—we’re looking at $500 per square foot in average construction costs. So a 1,500-square foot single-family home should technically have a total of $750,000 in dwelling coverage. Continue Reading

Great Time To Buy a BMR Condo

Great Time To Buy a BMR Condo

It’s an opportune moment to purchase a below-market rate (BMR) condo, as competition is slim and inventory available.

The San Francisco Mayor’s Office of Housing and Community Development offers first-time home buyers a below-marke trate (BMR) condo program that spans a variety of neighborhoods. The benefit? Pay a mortgage instead of rent, and build a bit of equity.

The program has strict eligibility requirements, and typically involves a lottery for each available condo. However, the SF population exodus over the past year has narrowed down the BMR buyer pool. So there’s a number of “First Come, First Served” listings for which you can apply once approved. Continue Reading

Start Planning Now For Your Fall Sale

July and August are traditionally slower months with respect to new inventory coming on the market. Statistically speaking, we don’t seem to have a problem with transactional volume right now. But I can tell you that I have about five sets of active buyer clients, and every property seems to have many other interested buyers. Continue Reading

Here’s Your Mid-2021 Bernal Heights Microhood Report

Here’s Your Mid-2021 Bernal Heights Microhood Report

Bernal Heights is having a banner year in 2021 so far. The ever-popular neighborhood and its eight microhoods have seen competitive offer situations, overbidding and lots of turnover in this Covid era as buyers aim to move into single-family homes with more privacy and outdoor space.

The Northwest Slope and Precita Parks have had the highest median prices, with South of Cortland coming in third. And inventory has jumped West of Mission to meet buyer demand.

It’s high time for a microhood update. As my regular readers know, I created the Bernal Heights microhoods back in 2014 to help prospective buyers and sellers get a more refined sense for single-family home values in the neighborhood’s distinct geographical areas. Many Realtors have decided to use the microhood concept in their marketing without crediting me, so if you want to work with the authentic microhood creator, please get in touch with me at 415.823.4656 | eileen@insidesfre.com.

Here’s how our microhoods stacked up in the first half of 2021 (click on each pic to enlarge, red dots represent homes sold):

1. Northwest Slope
Single-Family Home Median Price: $2,000,000
Most Expensive: 128 Elsie (4BR/4.5BA new construction | $4,000,000)
Least Expensive: 13 Eugenia (2BR/1BA 1148 sq ft, no pkg | $1,450,000)
# Homes Sold: 12
# Overbids Above 20%: 1

The Northwest Slope saw most homes sell for over the list price, which was especially true in the case of the 3BR/2BA home at 252 Elsie. The peaked-roof Victorian with no garage was listed for $1,398,000 and sold for $1,820,000—30% over asking. 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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