Good Morning!

Here are the Sunday Open Houses I think that you may want to hit up today before you hit up those haunted houses tonight!

Take a look below and you’ll see:

(1) Finaning a purchase – 4 percent, 30-year fixed mortgage examples

(2) Notable Open Houses under $500,000

(3) Notable Open Houses from $501,000 to $1.1m

(4) Castro treats – special open houses I like a lot

If you’re afraid of how much buying will cost you, take a look at the numbers below.  And no, they’re not a trick, but are a historic treat (groan). Take advantage of true value today that will count while you can.

Affordable Financing in SF

Most buyers are worried about this:  But, can I afford it? 

Well, judge for yourself.  Here are the latest numbers I got from some of my lending contacts on a purchase at the $500-$550k range, which should get you a nice 1-2 bedroom single-family home in Bernal Heights, the Sunset, Richmond, Glen Park and Sunnyside areas as well as a 1-2 bedroom condo in the central core of the City in areas like NoPa, the Haight, Mission Dolores and Potrero and loft condos in the SoMa area.

FHA-based loans allow you to out as little as 3.5 percent down and still get the 4.0 percent interest rate with no points on a 30-year loan on properties up to $647,000 (according to Bank of America’s products).  FHA loans are ideal those who have less to put down and are more generous with credit histories, but require mortgage insurance.   Conventional loans require a larger down payment, but omit the mortgage insurance cost.

Take a look at the differences:


FHA: 3.5% Down 30-year Rate: 4% Points: 0

Price:  $550,000

Down Payment: $19250

Monthly Payment: $2560

Monthly Taxes/Costs: $1400 (incl. required mortgage insurance)

Tax Benefit (Deduction): -$1100

Monthly Payment Cost (est.): $2950

Conventional: 20% Down 30-year Rate: 4% Points: 0

Price: $500,000

Down Payment: $100,000

Monthly Payment: $1910

Monthly Taxes/Costs: $900

Tax Benefit (Deduction): -$730

Monthly Payment Cost (est.): $2100


Open Houses for October 30, 2011


Inventory is drawing down as the year draw down, but there are still great opportunities out there.

Where will Kevin Be Today:

From 12 – 2p.m.

Eureka Valley/Dolore

$797,000 – 26 Liberty St, San Francisco, CA 94110

Located on one of Mission Dolores’ most coveted blocks, 26 Liberty exudes classic elegance and period details that will inspire. 2-3 bedrooms, hardwood flooring throughout, immediate access to shared front and rear gardens, 3 marble encased wood burning fireplaces, hi ceilings, crown moldings & amazing architecture. Located on a quiet tree lined street steps away from the center of the Valencia corridor. The residence needs cosmetic upgrades and restoration. Leased parking is available 1 block away.

  • Type: Condominium Beds/Bath: 2/2.0 Parking: 1 Approx. Sq. Ft.: 1381 (Per Tax Records) MLS: 390763


and then from 2:30 – 4:30 p.m.

Open House Sunday 10/30/11 – 2:30 to 4:30 pm


The AxisSF – 1299 Bush , San Francisco, CA 94109

Three units left at the high-end a thet Axis San Francisco. High-end finishes include Mahogany floors, Porcelanosa tile and a chef’s kitchen with high-gloss cabinetry and Italian appliances! AXIS San Francisco features a chic lobby, video intercom, security system, state-of-the-art automated parking system and expansive roof terrace lounge with amazing views of the City below.

  • Type: Condominiums


Under $500,000:

Open House Sunday 10/30/11 – 2:00 to 4:00 pm

Bernal Heights

$449,000 – 264 Mullen Ave, San Francisco, CA 94110

Charming and cute well-kept single family home situated on the north slope of Bernal Heights. This cozy hideaway has an efficient layout and would be a perfect pied a terre or starter home. There are original details throughout, including original softwood floors, wainscotting and high ceilings. The eat-in kitchen is brightly lit and features a double sink and ‘greenhouse windows’. The remodeled bath has a beautiful vanity & shower over tub. Bedroom w/ french doors walk out to exclusive-use garden, designed for optimal indoor/outdoor living.

  • Type: Single-Family Homes Beds/Bath: 1/1.0 Parking: 0 Approx. Sq. Ft.: 0 (Not Available) MLS: 390900

Open House Sunday 10/30/11 – 2:00 to 4:00 pm

New Listing!

South Beach

$449,900 – 355 1st St #S 508, San Francisco, CA 94105

Great 1BR/1BA condo at the Metropolitan. Nice kitchen with gas stove, granite countertops and comfortable LR/Din area. Good-sized bedroom. Ample closet space. 1 car park. The Met is a gorgeous full service concierge bldg w/beautiful indoor pool/spa, top of the line fitness center, business center, w/kitchen, library, theater, conference room and plaza garden.Close to downtown,Bay Bridge for commuting, transportation and restaurants.

  • Type: Condominium Beds/Bath: 1/1.0 Parking: 1 Approx. Sq. Ft.: 563 (Per Tax Records) MLS: 391181

Open House Sunday 10/30/11 – 2:00 to 4:00 pm


Bernal Heights

$450,000 – 98 Stoneman St, San Francisco, CA 94110

Wonderful well-maintained home on quiet block of Bernal’s prime North Slope. Downtown views, yet just steps to famed Bernal Hill park-practically your back yard, & walking dist to vibrabt Mission/Valencia & 24thSt BART. Cute & well-laid out, affords the utmost flexibility for this scale of living. Nice light gives lovely ambiance, hilights gorgeous wood flrs, & produces feeling of comfort& quality rarely found at this price point. Hone your culinary skills in the traditional kit w big French Doors to your private view deck! Can you envision al fresco dining w the City as your backdrop? Stunning back yard framed by walls of lush greenery. Comfortable decking for outdoor entertaining. Sonoma in the City! Good-sized storage room. Small 2U HOA.

  • Type: Condominium Beds/Bath: 2/1.0 Parking: 1 Approx. Sq. Ft.: 0 (Not Available) MLS: 386281


From $500,001 to $1.1million:


Open House Sunday 10/30/11 – 2:00 to 4:00 pm

Haight Ashbury

$529,000 – 968 Haight St, San Francisco, CA 94117

This spacious contemporary condo has been remodeled and updated for today’s living. The light filled living/dining room is perfect for entertaining with a large bay window and breakfast bar to the kitchen. The kitchen features granite counters, stainless steel appliances, Merillat cabinets, under-counter lighting, & limestone floor. There is also a built-in wine rack, glass door cabinets, & abundant storage. Hardwood floors are allowed in unit! Explore the trendy shops and restaurants nearby and enjoy the serenity of Buena Vista and Golden Gate Parks. Fantastic location that is convenient to transportation and freeway access. Common patio area and deeded parking complete this unit. Property will be delivered vacant.

  • Type: Condominium Beds/Bath: 1/1.0 Parking: 1 Approx. Sq. Ft.: 840 (Per Owner) MLS: 390109


Open House Sunday 10/30/11 – 2:00 to 4:00 pm


Bernal Heights

$549,000 – 220 Anderson St, San Francisco, CA 94110

Bernal Heights Beauty. A cozy 2br 1ba Victorian/Cottage with Large eat-in Kitchen, Formal Dining Room, Family Room, Laundry Room, Hardwood Floors, Updated Bath and enclosed rear porch located 1/2 block from the Cortland Business Corridor. Storage and Rumpus room down. With a little TLC this will be the talk of the neighborhood.

  • Type: Single-Family Homes Beds/Bath: 2/1.0 Parking: 1 Approx. Sq. Ft.: 1000 (Per Tax Records) MLS: 390907


Open House Sunday 10/30/11 – 1:00 to 4:00 pm

Hayes Valley

$575,000 – 645 Haight St #2, San Francisco, CA 94117

***OFFERS Due Tuesday November 1ST @ 4pm*** Light & Bright Ground Floor 2 Bedroom, 1 1/2 Bath Lower Haight Loft Condo w/ 16ft Ceilings and Walls of Windows. Built in 1913 as the Luxor Taxi Garage and converted to Award Wining Lofts in 1994. Developer’s Model Unit & Original Owner. Secure Underground Parking. Bike Storage Room. Private Rear Patio. Quiet Rear-Facing Unit. In Unit Washer/Dryer. Recent Upgrades incl New Hardwood Floors Down and Berber Carpet Up, New Ceiling Fans, New Track Lighting, New Toto Toilets, New Bathroom Floor Tile, New Patio Sliding Doors and Screens, etc. Modern Kitchen w/ Stainless Steel Kitchen Appliances & Counters. Close to Transportion, Shopping and Duboce Park. Welcome Home!

  • Type: Loft Condominium Beds/Bath: 2/1.5 Parking: 1 Approx. Sq. Ft.: 922 (Per Tax Records) MLS: 390801


Open House Sunday 10/30/11 – 2:00 to 4:00 pm

Mission Dolores

$599,000 – 170 Guerrero St #J, San Francisco, CA 94103

Own a 2 Bedroom Cottage in a Prime Mission Dolores location for less than renting! Live in the heart of the city in this well designed home by renowned architect Donald McDonald. Clinton Mews is an enclave of 10 TownHomes located in the highly sought after Mission Dolores neighborhood. This home has all the features of a single family home with all the benefits of a well run HOA. Three levels of living space featuring 2 bedrooms, both with spacious loft areas, 1 bath and attached garage. Bright and sunny deeded patio is the perfect spot to take in the neighborhood. This home has been meticulously maintained with new dual pane windows throughout as well as interior and exterior paint. It’s the best value in Mission Dolores

  • Type: Condominium Beds/Bath: 2/1.0 Parking: 1 Approx. Sq. Ft.: 0 (Not Available) MLS: 388112

Open House Sunday 10/30/11 – 2:00 to 4:00 pm

Noe Valley

$599,000 – 1205 Guerrero, San Francisco, CA 94110

Offered is this classic, Eastlake Victorian condominium flat which offers all the period detailing of the Victorian era, including high ceilings, pocket doors, hardwood floors, period moldings, and a bay window with bench seat. Yet, this classic residence has been tastefully updated, with a beautifully remodeled kitchen, gas fireplace with custom shelving and cabinet surround, and modern systems. There is great closet space, additional storage in the basement and one-car tandem parking. With a 98 Walk Score, this perfect location is close to the shops and restaurants on 24th Street and the Valencia Corridor, as well as close to public transportation.

  • Type: Condominium Beds/Bath: 2/1.0 Parking: 1 Approx. Sq. Ft.: 0 (Not Available) MLS: 388425


Open House Sunday 10/30/11 – 2:00 to 4:00 pm

South Beach

$599,000 – 355 1st St #2004, San Francisco, CA 94105

Finally available! This sparkling city home is distinguished by sparkling bay views and extra high ceilings. Luxury features include gracious foyer, kitchen with subzero refrigerator, marble bath, floor-to-ceiling windows, air cooling system, and washer/dryer in unit, 1-car pkg and additional storage. The prestigious Metropolitan offers indoor heated pool, spa, sauna, theater w/surround sound, club room for hosting parties, large sunlit gym, BBQ area & 24-hour doorman. Walking distance to The Embarcadero & Financial Dist, Union Square, Ballpark, The Ferry Building, and some of San Francisco’s best restaurants.

  • Type: Condominium Beds/Bath: 1/1.0 Parking: 1 Approx. Sq. Ft.: 772 (Per Builder) MLS: 389361

Open House Sunday 10/30/11 – 2:00 to 4:00 pm

South Beach

$925,000 – 301 Main St #24A, San Francisco, CA 94105

Truly one of the most exquisite residential buildings in the world. Welcome home to the Infinity Towers, where the convenience of Downtown SF and modern day Luxuries are offered in this exceptional building. Unit 24A, on the 24th floor offers 1163 square feet of living space with 2 bedrooms, a den and 2 bathrooms on a split floor plan. Each room is brightened by natural light with Northern views of Downtown SF. 24A was recently refinished with Mahogany Bamboo Flooring throughout. The kitchen offers state of the art stainless steel appliances, gas stove, granite counter tops, and Studio Becker cabinets! An easy stroll to the Embarcadero, Union Square and Financial District. Designed by Architect Bernardo Fort-Brescia of Architectonica.

  • Type: Condominium Beds/Bath: 2/2.0 Parking: 1 Approx. Sq. Ft.: 1163 (Per Tax Records) MLS: 391004

Treats in the the Castro, Eureka & Mission

Open House Sunday 10/30/11 – 2:00 to 4:00 pm

Corona Heights

$1,099,000 – 4087 17th St, San Francisco, CA 94114

Same great home, great new price! A beautiful Victorian home combining thoughtfully restored period details with the conveniences of modern living. The extensive remodel includes updated original gas light fixtures, restored fireplaces and a custom installed home audio surround system. This bright home features a gorgeous remodeled kitchen and bathrooms, a spacious master suite with sitting area and family room. Verdant landscaping completes this amazing home. Abundant natural light streams thru stained glass skylights and windows. Central sunny location provide easy access to all of San Francisco’s wonders. Walkscore = 97! TVs are included. short sale

  • Type: Single-Family Homes Beds/Bath: 2/2.0 Parking: 1 Approx. Sq. Ft.: 2108 (Per Architect) MLS: 388932


New Listing!

Eureka Valley/Dolore

$1,350,000 – 829 Castro St, San Francisco, CA 94114

Perfect for entertaining, this newly renovated light-filled condo is situated on two-levels and features a modern open floor plan and tranquil Zen inspired garden with designer finishes in a very spacious 2,390 square feet. Gourmet kitchen with CaesarStone counters,breakfast bar, custom cabinetry,Bertazzoni range,KitchenAid refrigerator, wine Fridge, Bosch dishwasher & Built-in microwave,plus a separate seating area with deck and garden view. 4 full bedrooms, one with separate street entrance, 3.5 – Luxurious Spa-like baths, large media room with wet bar and walk out patio, exclusive use of entire back yard. All new systems, Belgium grey-stained solid white oak flooring, total rebuild of entire property. Entire 2 unit building is for sale.

  • Type: Condominium Beds/Bath: 4/3.5 Parking: 0 Approx. Sq. Ft.: 2390 (Per Architect) MLS: 391222


New Listing!

Eureka Valley/Dolore

$1,050,000 – 827 Castro St, San Francisco, CA 94114

Situated at the top of the hill on fantastic Castro Street is this newly renovated Condo on two-levels with panoramic downtown views & sophisticated finishes in a modern light-filled very spacious 1,750 square feet. Gourmet kitchen with CaesarStone counters, custom cabinetry, Bertazzoni range, KitchenAid refrigerator, wine fridge, Bosch dishwasher & built-in microwave. 3 – Bedrooms with fantastic downtown & hill views 2 – Luxurious Spa-like bathrooms featuring contemporary tile, skylights, Grohe fixtures & deep soaking tubs. Spacious Living/Dining room combination, perfect for entertaining, Media/Den with built-in surround sound speakers. Separate office. Completely updated systems throughout.

  • Type: Condominium Beds/Bath: 3/2.0 Parking: 0 Approx. Sq. Ft.: 1750 (Per Architect) MLS: 391206

Eureka Valley/Dolore

$1,350,000 – 471 Eureka St, San Francisco, CA 94114

Behind the modest exterior is an open floor plan home which is sure to please. Gleaming hardwood floors guide you through the entry into the formal living room with a large window showcasing views of Twin Peaks. Travel through the renovated kitchen adorned with caesarstone counters, stainless appliances and glass tile backsplash to the stunning open beamed, mid century inspired, dining room & family room with a wall of built-ins, skylight, wet bar all drenched in sunlight from the wall of windows that lead to the large patio and landscaped tiered garden, truly a showstopper! Finishing the lower level is a full bath, laundry room, and interior access to the spacious garage. The upper level features 3 nice sized bedrooms and another full bath

  • Type: Single-Family Homes Beds/Bath: 3/2.0 Parking: 1 Approx. Sq. Ft.: 1977 (Per Appraiser) MLS: 390488