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COVID-19 + Real Estate in San Francisco

No Open Houses During COVID-19, no worries

Real Estate In the Time of Corona.


(L’immobilier au temps de Corona)

 


 

How real estate can get done even during COVID-19

What About Property Values?

We thought you’d never ask. Historic data from past pandemics like the 1918 Flu, something in the 1950s, SARS, the Swing Flue and others show that while the number of real estate sales go down during the outbreak significantly, property values remain steady and will rise once the danger has passed. This makes sense: less inventory meets less demand. Early data tracking COVID-19’s impact on real estate appears to be confirming this phenomenon.   

COVID-19: A Call to Adapt.

 

 

→ Yes, real estate is still happening in San Francisco during COVID-19. People still need to buy and sell property regardless of the circumstances. 

Ah, the Before Times.... Gone are the open houses that you could willy nilly stumble upon out one weekend thanks to COVID-19. In their place is a more focused (and, arguably, more efficient) process whereby only pre-approved and committed buyers can actually visit a property they may want to buy in person. While it’s difficult to visit a property in person, it’s becoming easier to see or ‘experience’ a wide number of properties thanks to increased agent use of 3-D property tours, property videos and virtual open houses via Zoom, YouTube Streaming. What follows is a rough and early guide as to how real estate is changing in the coronavirus era.

How Are Prices Holding Up in San Francisco? 

Thanks to low mortgage rates and the fact that sellers in San Francisco have seen such large gains in their property values over the past 10 years (not to mention the gains properties have made over the past 30 years) property values will remain high because owners have a lot of equity protecting their homes for the time being. 

And yet, it’s also a good time for buyers who are willing, able and ready to buy because of historically low mortgage rates have boosted buyer power and because there is less competition. 

1. No More Open Houses (For Now)

No Open Houses During COVID-19, no worries

Unfettered Access to Properties is Now Fettered

Expecting to stroll into a Sunday open house unexpectedly or on a whim?

Curious neighbor who just wanted to check an open house out? 

Au contraire... No open houses or broker tours are allowed during shelter-in-place orders

→ Suspending public, in-person open houses was an early part of social distancing practices that had the following impacts:

Loss of spontaneity: to the extent they happened, there will be fewer impulse buys that were aided and abetted by being able to go to open houses easily

Loss of serendipity: lots of folks may not realize they can buy or that their house has appreciated in value significantly until they meet an agent at an open house in their neighborhood.

When public open houses come back, expect to encounter limits on how many folks can be inside at once, temperature checks, hand sanitizer overload, booties, and signing waivers just to enter a property or for tracing purposes should someone get sick.

2. Visiting Virtually

Virtual Property Tours and other means

For the truly determined.

 

 

→ While there is no real substitute for an in-person property visit, technology is making it easier to see something without actually being there. We’re seeing agents use polished property videos, matterport 3-D virtual tours, and Zoom open houses. And while these means a decent job of communicating what a property is about, a lot of folks want a more genuine sense of what a property is like in person. That’s where we come in. We will go out and make exhaustive, first-person walk-through videos that we’ll post on YouTube. We’ve made more than 400 of these videos over the years and have the process down. The hope is that these videos and commentary will help you decide if it’s worth visiting in person.

3. Didn’t Al Gore Talk about Lockboxes? 

How to setup a property showing during COVID-19

It’s Time for a Relay for Keys.  

 

 

→ Unlike their Bay Area counterparts, San Francisco agents rarely put lock boxes on their listings. A property would be too unique or expensive to let people attend without the chance to sell the place in person was the logic. Now the world has been turned upside down, we’re seeing San Francisco agents use lock boxes as the default. Because it’s somewhat new practice, we’ll see more fumbling for keys, issues with lock boxes and less in-person selling.

4. Time for P.P.E.

Property Showings during COVID-19

Venturing Out (P.P.E., PEADs and all).

 

 

→ In-person property visits should be sponsored by 3M, Purell and Clorox at the rate we’re going. Before listing agents let anyone visit a property, buyers will have to cough up a pre-approval letter or proof of funds (pardon the pun) and will make buyers sign a the newly created statewide waiver form disclaiming the right to sue if you get sick. Property visits currently limited to two buyers (from the same household) and just 1 agent. Wipes, sanitizer, masks and social distancing do make a property feel a little eerie but if that’s the price of admission for a new place to call home and shelter, it’s a small one.

5. Contracts with Roadmaps  

Offers and Escrows during COVID-19

Navigating this New (not-so) Normal Requires Planning for the Unexpected.

 

A bit of balance is back in San Francisco. The sellers’ market of the past several years often meant buyers wanting contingencies, a price break or other concessions wouldn’t get very far in the market. While evolving, we’re seeing offers with financing contingencies get accepted and a certain amount of negotiation is back too. It’s also a good idea to include more flexible contract terms that allow for the unexpected to happen while still promoting good will and understanding on both sides.

6. For Everyone Else Who Bought: Forbearances + Re-Fis, Oh My.

Mortgages during Corona

Time-shifting.


 

→ So, for existing homeowners who may be facing a rough patch who need to defer loan payments to another month (or months) or to the very end of a loan’s term (forbearance), or others who just want to re-finance their loans, COVID-19’s impact on real estate has been profound. Negotiating with mortgage lenders is on the table again, which was unthinkable at the beginning of the year when the economy was humming along. The economy’s shutdown is thought to be only temporary but important enough so as to compel most major lenders to accommodate mortgage payment changes in order to avoid anything resembling the financial crisis era.

Track Property Prices in San Francisco

Take a look at what COVID-19 has done to San Francisco real estate prices.

Recent Posts

 

Now Selling: 65 Hermann St., No. 3, San Francisco, MLS # 506536

65 Hermann, No. 3, San Francisco, listed by Kevin Ho and Jonathan McNarry, Vanguard Properties. A sublime urban pad with location, smart updates and comfort in the time when comfort is all the more important. This 1-bed, 1-bath, 1-car parking condominium is right for you MLS 506536.

Market Updates: August is the first time since 2014 that SF 1-bed median rent has been below $3000, new report finds - SFGate

“Despite much speculation of a Bay Area exodus, ApartmentList found that the percentage of renters who are currently living in the San

Now Selling: 875 Vermont St., No. 204, San Francisco, CA | $699,000 MLS 503836

Listed with Kevin Ho + Jonathan McNarry: 875 Vermont Street, No. 204: Just-updated 1-bed, 1-bath, 1-car parking, Potrero condominium with in-unit laundry that’s comfortable, bright and relaxed. San Francisco MLS 503836, www.875-vermont.com (https://www.875-vermont.com/)

HELLO.

Hi, we’re Kevin Ho and Jonathan McNarry of Vanguard Properties in San Francisco, California. We’re partners in life and in business. Together with our big black Labrador retriever, Raffi, we are top producing Realtors in San Francisco’s competitive and valuable residential real estate market.

We truly love what we do and are passionately committed to our clients, their needs and advancing their interests. We represent both buyers and sellers with many repeat clients but we are always expanding our client base. Our belief is that by working with you you will make better informed decisions in this most important of areas of life.

We invite you to contact us to learn more and to start your success story now.

SOME STUFF TO KNOW.

To that extent possible, the information here is copyright protected. But other information such as links, articles and the like are only reproduced here for market education purposes. Remember to research all matters discussed here to your own satisfaction.

Terms & Conditions

Real estate is always changing and evolving. It's complex and can be as fickle as it is surprising. And while the information and knowledge on this site is considered to be accurate and correct, it cannot be warranted. Market conditions in San Francisco, California, and the world can change with a tweet or a sneeze and is beyond anyone's control.

In San Francisco, things like local, state and federal tax regulations can change with big implications. Other things like rent control rules, eviction control, lending practices and standards, building and zoning regulations are just a few of the other things that can change with little or no notice. All of these things and other intangible factors can and will impact market values and performance. 

Kevin is a licensed California attorney but focuses on real estate about 99.9 percent of the time. It's important to note that while you can’t take the attorney out of him he will not be acting as your attorney here. This speaks to the larger point that you should also seek out qualified folks who work in their respective sectors if you have further questions. 

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Our site uses cookies developed by third parties for a variety of purposes with the most important ones to us being focused on supporting our abilities to support our clients — current and future — as they look for San Francisco real estate services.

Also, cookies may also be used to track how you use our site, which, of course, may give rise to seeing related advertisements on other websites you visit. To comply with the California Consumer Privacy Act, we have deployed various measures you may see on this site. If you have a question or concern, feel free to contact us at [email protected]. We want you to be aware that your personal information stays private with us with SSL standards here among other protocols we employ. 

TELL EVERYONE.

SEARCH THE SITE.

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All rights reserved.


Kevin K. Ho, DRE 01875957/SBN 233408

Jonathan B. McNarry, DRE 01747295

Vanguard Properties
2501 Mission Street, San Francisco, CA 94110
555 Castro Street, San Francisco, CA 94114

San Francisco Chronicle: Q+A: How do I determine my priorities before I search for a home? By Kevin Ho + Jonathan McNarry

K E V I N + J O N A T H A N  I N  T H E  M E D I A 

Question: How do I determine my priorities before I search for a home?

A: Home buyers can easily get wrapped up and turned around in questioning what their priorities really are — from the esoteric, “What am I actually buying?” (especially for tenancy in commons and condominiums); the overwhelming, “How am I really going to pay for this?” to the existential, “How can a space really be ‘0’ square feet?”

But must-haves and deal-breakers really come into focus when we ask our buyers to take a look at their calendars, weekend plans and daily routines.

After work, do you nest or is home just a pit-stop before spin class and dinner? (Read: location/starter home).

Are you making dinner at home tonight? (Read: kitchen quality).

Did you leave you clothes in the washer again? (Read: in-unit laundry and closet space).

Just how often will those out-of-town guests really visit you? (Read: budget/room count).

By taking a look at the humdrum of daily life, disoriented buyers may well see that the answers were right in front of them all along.

What's important to you? Let's discuss and we'll figure it out and find the right place for you together!

Want to Learn More?

Our Experience and Knowledge is Just a Click Away

There’s a reason why they ask us to write columns, it’s because we know what we’re talking about. See how you too can benefit and succeed in San Francisco’s high-value real estate market by contacting us now. 

From time to time we get asked to chime in the Sunday San Francisco Chronicle’s real estate Ask-a-Realtor column “Sound Off.”  This week’s question asked about how the Internet has impacted real estate.

Appearing in the San Francisco Chronicle’s “Sound Off” real estate column as published on April 1, 2019, see the online version here.

More Columns from Kevin + Jonathan

San Francisco Chronicle: Q+A: August 26, 2018 – K+J on Open House Etiquette

K E V I N + J O N A T H A N  I N  T H E  M E D I A

From time to time we get asked to chime in the Sunday San Francisco Chronicle’s real estate Ask-a-Realtor column “Sound Off.”  This week’s question asked about open house faux pas. While the other folks talked about opening drawers during open houses, we focused on the bigger picture.
 

Appearing in the San Francisco Chronicle’s “Sound Off” real estate column published on Aug 26, 2018, see the online version here.

Question: What is proper etiquette when attending an open house? What are some unwritten rules?

Answer: Open houses may resemble kabuki theater sometimes, but first impressions matter a great deal in real estate. 

There’s nothing worse for buyers than feeling ignored at an open house. Agents should always greet and acknowledge you — even a simple nod works. Seeing an agent who’s engrossed in their phone by themselves is disheartening. We’ve attended open houses with our clients and weren’t sure if the showing agent knew we were even there. If they don’t care about an open, what else have they ignored?   

On the other side, we tell our buyers to behave nicely: say hello, tell the showing agent you’re working with us (super important to avoid confusion early on), pick up a statement but never put it back if you’re uninterested (recycle it elsewhere later). If you don’t like a house, smile and nod but don’t say anything negative about it within earshot of other folks even if you’re trying to psych out potential competition, because good agents will remember who came by and what they said.    

ABOVE: The kabuki theater of open houses.

E X T R A  C R E D I T

Some Tips + Definitions

We’re known for our educated and prepared buyers. Our buyers oftentimes endear themselves to Listing Agents at open houses by being polite and nice. We encourage you to introduce yourself to the Listing Agent and feel free to ask some questions but you should mention that you’re working with Kevin Ho and Jonathan McNarry of Vanguard right away. Here are a few tips: 

New Buildings

Introducing yourself and telling them you’re working with us is  even more important when you go to new construction buildings as you want to be clear that you have independent representation, which is always important but more so in new construction as these buildings will have in-house sales staff where commission questions may come up. 

Open Houses

Open houses are times when the seller’s agent invites the public to come and see the property. They usually take place on Sundays from 2:00 p.m. until 4:00 p.m. with fewer taking place at the same time on Saturdays and some homes being open on Thursday nights for ‘twilight tours’ after work gets out for most people. If you can’t make it, let us know and we can set up an appointment to see it with you.

Agents

The seller’s agent is called the “Listing Agent” and your agent is the buyer’s agent. Some agents specialize as being one of the other, we specialize in both! Sometimes the Listing Agent will also act as a buyer’s agent too but if you think you’ll gain an advantage in getting the property this way beware as potential conflicts of interest may arise. Sellers pay commissions to both agents.

Asking Price/List Price

This is published price a property will have on the MLS. It bears little relationship with its closing price in San Francisco as nearly 75% of properties close above the list price.

More Columns by Kevin + Jonathan

As Featured in the Chronicle’s Sunday Real Estate Section: Two-bedroom in Potrero Hill, 875 Vermont

And we had more than 250 people through!

East of McKinley Square with west-facing windows, this updated condo offers LED lighting, quartz counters and wood floors, as well as floor tiles in the bathroom. The unit includes one-car parking. Listing agent: Kevin Ho, Vanguard Properties, (415) 297-7462, [email protected] kevinandjonathan.com; Jonathan McNarry, Vanguard Properties, (415) 297-7462, [email protected] jonathan.com. 875 Vermont St., Unit 103, Potrero Hill, $699,000.

Source: Two-bedroom in Potrero Hill open Sunday

Kevin’s Open House Picks of the Weekend: March 21-23, 2014, 1st Weekend of Spring Edition

There are just 92 new listings new to the MLS from Thursday into Friday with 10 listings coming back on the market during that time and 366 scheduled open houses in San Francisco this weekend.

There are A LOT of single family homes that have caught my eye this week. Yes, many of them are at the high end, but others are in the middle and there are fixers among them too.

There a fixer with a potential in Eureka Valley at 4540 19th Street listed for $1.495M, a cute, drop-dead views of SF home near Dolores Park at 293 Cumberland that could use a garage installation listed at $1.7M and there’s also an interesting Victorian/Cottage project-building at 3 Laussat Street listed for just $875,000.  In the theme of large homes: there’s a chic, large Noe Valley, eco-friendly, 2012-renovated home with 2 car garage, radiant heat, solar panels, yard, open floor plan, and extra deep 114’ lot at 257 29th Street listed for a modest $2.995M. A pair of smaller Noe Valley houses, one at 369 Valley and another seemingly small-looking-but-larger home is located at 1515 Noe. A little to the west is a nice 4 bedroom home at 265 Kensington with 4 parking spaces near West Portal and St. Francis Wood for $1.2M. For a large stunner nearer the coast, take a look at 160 San Marcos, a Forest Knolls 3500+sqft new 2014-built 3 bed, 3.5 bath, den, elevator and 2-car garage with high-end finishes. And for you Liberty Hill fans, there’s a Victorian fixer that’s been used as a 2-unit building with more than 13 rooms and a 1-car garage located at 4121 20th Street listed for $1.7M between Noe and Castro Streets that will be delivered vacant at close of escrow that has scores of possibilities. For an updated craftsman in Glen Park take a look at another chic renovation at 264 Surrey. There’s a vacant 2-unit building over at 27th and Dolores at 171 27th Street that also offers a lot of possibilities too that’s being sold as a 2-unit building or separate TICs.  And over in the eastern parts of San Francisco, there’s that ‘perfect’ air-conditioned 1 story Victorian at 878 Hampshire listed for just $1.2M, a stunner of a 2800-sqft newly renovated home at 1164 De Haro in Potrero listed at $2.25M.

For condos, I really like 1070 Guerrero, which is a modern 2-level LEED condo built recently with 3 bedrooms that has that chic white-wall, broad plank, tall-ceiling feel of a modern and urban home located among historic houses near the Mission Dolores corridor, listed at $1.5M. In the vicinity sits 942 South Van Ness Avenue, a 2009-built 3 Bed, 3.5 Bath, condo with nearly 1900 sqft of living area listed for $1.359M. The Onyx SF over at De Haro and 17th Street new condos are now open. Other condos that look interesting are a clutch in the South Beach area (200 Brannan, the Brannan across the street). There is a cute condo on Dehon Street, right near 16th Street and Sanchez that comes with parking, character and light at 14 Dehon that is worth a look as are the listings at the Arterra, 175  Bluxome and 177 Townsend for smaller condos/lofts as are the ones at 1310 Minnesota and 1800 Bryant.

And as for 2+ unit buildings, the three-unit building at 357 Sanchez at 16th Street in the Castro near Duboce Park is finally open to the public and is being sold as an entire building or individual TICs. In the Inner Mission area, a three-unit building at 2331 Bryant is open as is the stunningly huge Queen Anne home at 955 S. Van Ness is open as is the lovely 2-unit building at 728 Clayton near Cole Valley.

For the complete list of the 31 pages of open houses I flagged for San Francisco, click here. And to search all open houses in the City, click here.

 

If It’s Tuesday, It’s Broker Tour Day in San Francisco — See What Us Brokers are Seeing

Recall Tuesday is when us brokers go around the city in a whirlwind tour of each other’s open houses — the speed dating of open houses. Here is the list of what we’re able to see tomorrow.

Remember, you’re welcome to visit the open houses too without me being there (although if someone gives you a hard time, tell them you’re working with Kevin Ho and I’m running late — which is not too much of a stretch!) The opens are grouped by geography with new listings on the hour and repeat listings on the half hour.

Also, D/S/C means District, Subdistrict and Classification (1 = single family homes, 2C = condos, 2T = TICs, 3+ = multiunit). Here are my observations:

  • This week there are a couple of income buildings on the north side of town as well as one over in Noe Valley and another at 18th and Mission and a pair in Potrero all in the mid $1M range.
  • There are a couple of single family fixers — one on Bush Street and the other on Oak that don’t necessarily have fixer prices.
  • For fixers with fixer prices see the one in Bernal Heights and the other in Dogpatch (offers due on Wed). There’s a rather unique larger single-family home smack dab in the middle of UCSF’s Parnassus Campus for $1.5M.
  • There are some big houses in Noe Valley, Glen Park, and Corona Heights with that ultra modern chic one on the 1600 block of Church Street still being on the market for a mere $3.5M.
  • If you want to see those units at 3500 Valencia that have been selling for $1000+/sqft (without parking in some cases) tomorrow is your chance as they’re about 60% sold out.
  • There are a few potentially cute single family homes in the Sunset near West Portal and a pair in the Miraloma area and one over in Sunnyside that looks interesting as well.
  • There is a house on Chenery that has a below $1M price tag and another single family home in St Francis Wood for $1.575M (but it’s from the agent who regularly underprices everything by 15% quite irritatingly. Oh, and there’s a huge house on in SFW for $6.8M+ too
  • There are also a pair of income units for $349,000 and 375,000 respectively in Diamond Heights Village that could get about $2000-$2500 a month in rent studio with parking for these condos on the market that could be a nice little income stream.

[gview file=”https://www.kevinho.org/wp-content/uploads/2013/12/Tuesday-Tour-December-3rd.pdf”]

Real Estate Bits and Bobbles: Aug 3 & 4

Woof, it’s foggy out

We’ve come to the fog days of summer. As we prepare for our Native and Indigenous people’s Summer in September — also known as Indian summer — when a bounty of new listings traditionally comes on the market, you can’t be asleep at the wheel. As a few instances below demonstrate, there is quite a bit of strength in the market.

Sure inventory is low, but it’s moving fast and strong. This week we saw properties receive A LOT of attention where there were nearly 100% yield rates on the number of disclosures sent and offers received.

People are paying attention and they are making moves on investment properties, fixer properties, brand new properties and are even moving on properties that are incomplete only to be delivered early next year.

NEW CONSTRUCTION BLOOMS

LineaSF they had their soft opening last Sunday. Of the 110 units slated for completion and delivery sometime early next year, 8 to 10 of them were already sold. That’s 10%! Also for those units coming with parking, owners will have to pay at least $60-$70 more per month in addition to the homeowner association dues at $500-$600 per month. Same story can be said for at 200 Dolores. Each release wave represents more competitive bidding and ever escalating prices. At the ICON SF, 16th and market, the developers have abashedly adopted the approach of raising the prices as supply diminishes going so far in fact to withhold and withdraw their next phase release until the first eight units currently in escrow close. When the unsold units reappear in September, they will be at higher prices most likely. More than 55% of the 63 units over 300 Ivy are in contract. They are on their fifth release. At the Marlow over in Russian Hill, they are nearly 60% sold out.

NEW CONSTRUCTION BLOOMS (RENTAL EDITION)

The large development of 2001 Market St., previously teetering from being a rental building or a market building, seems to have finally decided that it will be a rental building. Over 277 Golden Gate, the brand-new rental building is coming online. Interestingly, more than 25% have been leased out already with studio units at 280 ft.² renting for $2000 a month and one-bedrooms for $3000 a month.

There are at least three more Stanley Saitowitz buildings being built right now apart from the ones open at Ellis Street. Meanwhile from my market intelligence, I know some more buildings geared towards the middle range of the market, and other high-end luxury ones being built too but are still in the demo/foundation phase while others are still in the planning stages. From start to finish it can take up to 2 years to get projects started not to mention built! It can be dizzying but it definitely worth keeping track of what is being built and when we can expect these new projects.

Mortgage Rates Under 4% This Isn’t an Advertisement, But…

Our in-house Citibank representative advises me that interest rates have lowered this week from 4.625% to 4.5%. But with Vanguard’s preferred rate program that qualified applicants would most likely get somewhere in the 4% range. And those for borrowers who have established or establish a relationship with Citibank where they deposit $250,000 for a short time (10 days or something like that) those borrowers will get another 1/8th point off for a final rate of 3.875%. The account can be closed too and the rate stays. For more information, ping me and I’ll put you in touch with the rep.

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April’s First Broker Tour Sheet for San Francisco

Here it is: Your Broker Tour Sheet for Tuesday, April 2, 2013 here in San Francisco.

 

As usual, if there’s something you want me to see or if you’d like to come along with me to the speed dating of open houses, please let me know. Until then Happy Easter Egg Rolling!

 

[gview file=”https://www.kevinho.org/wp-content/uploads/2013/03/Broker-Tour-for-April-2-2013.pdf”]

Kevin’s Picks and Updates of the Week for San Francisco Real Estate 2/2/13 Ed.

Go Niners (next week)! Go See Your Next House on Saturday or Early Sunday

GO NINERS! (Bet of the Week: Niners, by 6)

Hello! Happy Weekend!. Welcome to Kevin’s Open House Picks of the Week — although this week I’m picking our 49ers. 

Just a year ago interest rates for 30-year fixed mortgages averaged 4.18% This year they are averaging 3.5% while the median price for San Francisco residential properties has shot up 39% since then. While that median price is a hard number to rely upon because inventory has changed — fewer foreclosures, lower inventory generally — one certainty is that interest rates will float down like a feather but will shoot up like a rocket and fast. And with the recovery starting nationally the risks of inflation will almost certainly lead to interest rate hikes. So while prices are higher, your overall cost and tradeoff between having more money today on hand versus money tomorrow or a decade from now can be measured by whether or not you get to make that assessment from your home.

Today’s market demands decisive action. Bidding $20,000 or $30,000 over an asking price — itself an inaccurate almost irrelevant value — is almost pointless and expected. In fact, we’ve started to see what they do in New York: the “suggested price.” Remember, market value only equals what someone (hopefully not someone else) is willing to pay for a property, which explains price flexibility especially if a property is not listed on the MLS. In fact, there is thinking that a third of property that will change hands in 2013 will be done off-market; all the more reason to have someone plugged in like me working for you.

Listing Sneak Peeks

(as overheard/shared by my colleagues)
I’ve been pounding the pavement, making calls and carefully listening to learn about new opportunities for you all before others do so you can get a head start.

  1. 24th and Dolores – Stunning renovation of two condominiums from a former single-family house. Won’t last long. Stunning views, high-end finishes, solid and quality construction. 1101 Dolores St. Lower unit 1.5 million upper at $1.995 million. Upper has four bedrooms, two and half-bath and 2300 ft.² (sold at +15% to an exclusive appointment client. Lower home has three bedrooms two baths with Cornerview at 1800 ft.² each comes with a parking space and it essentially new construction. Exclusive appointments only.
  2. 160A Linda Street @19th Street, 2-Bed/2 Bath 1 Bed/1Bath, TIC home in lottery, expected in January, February, pre-sale possible, middle unit, recently remodeled and sold (2010), expected list price range: $479k–$525k
  3. 486 Chestnut, Three new condos, 2 or 3 bedrooms with 1 to 2 parking spaces each, at least 1600 sq ft each expected, priced from $1.6M to $2.1M are coming on the market in January [construction delay]. It’s a rare to find something new in this area at all. See more: https://1456chestnut.com
  4. 2069 Green Street @ Webster, 3-Bed/3 Bath Pacific Heights Condo with parking and 3000+ sq ft., good light & garden access, expected list price range: $1.695M
  5. 1610 Sacramento at Polk, Nob Hill condos, eight recently renovated condos, each with independent parking spaces, 2 beds, 2 baths each either at 1150 sq ft or 1500 sq ft, prices range from $900k – $1.3M on within a week. [Staged this week, one already in contract].
  6. 96 6th Ave at Lake, 1 Bed, 1 Bath, + den, 6 unit bldg, Edwardian, great period details. Leased parking $150/month, Fireplace, wood floor, $400/month HOAs, wood floors, west facing, off market as sellers will deliver at the end of the year. Expected price: $675,000.
  7. 1653 Golden Gate, tic converting into 3 Bed/ 1.50 bath, 1800 sq ft, restored and upgraded top-of-the line, 7 rooms south-facing garden view.; price TBD, prob $800k – $900k+ (on this weekend or next)
  8. 1880 Steiner, 2 Bed/2Bath, 1 pkg second floor, at Post, nice layout with nice light, comfortable, fireplace, wood floors, built in 2002, 39 units altogether, around 1000 sq ft expected 1st week of Feb. Anticipated list price: $779,000 on next week
  9. 601 Van Ness #1132 1bd condo, opera plaza, $439k
  10. 627 Castro, top-floor TIC unit, 3 Beds, 2 Bath (1 is en suite) 2 parking spaces (!) recently renovated Edwardian flat, with 1600 sq ft. approx.
  11. top-shelf remodel, 2 fireplace, open kitchen, speakers in ceiling, new overhead light fixtures, small patio, restoration hardware finishes, garage parking, great location. List price $1.25M. Open to the public shortly thereafter and who knows what it will sell for and how long it will last. Seller is willing to take an offer now.
  12. 355 Buena Vista Ave, #301, 1 bed, 1 bath, extra storage, TWO parking space, condo, 774 sq ft, HOA dues around $400/month, expected list price $599k
  13. 352 Richland at Andover, Bernal Heights single family home fixer with APPROVED, shovel-ready plans for a 2300 sq ft expansion/addition to an otherwise large 1 Bedroom, 1 Bath, deep lot with yard, listed at $795k. Listed this week generally on MLS.
  14. 86 Wool St, Single Family Home at Eugenia Ave — 3 bed, 2.5 bath, 2 car, 1800 sq ft, was on the market last summer as a fixer, now it’s just about complete with high-end finishes and remodel. Expected list price $1.5M
  15. Noe Valley, Single-family House on Jersey St, between Noe & Sanchez, 290 Jersey, with AMAZING finishes; Previously 2 unit-probate at Jersey and Sanchez – now a stunning single-family home – 4 bedrooms (3 on same level); 3.5 bathrooms; formal living & dining; gourmet kitchen with family room / eat-in area; media room with wet-bar and adjacent outdoor living space with fire pit, garden and parking. Suggested list price in the $2.8’s. Shown by appointment only this Sunday, seller would love for Vanguard to sell the property and willing to take advance offers before going to open market.
  16. 994 Corbett near Market/Portola, it’s improved (perhaps over-improved, which means more value for you). Single family with 4 levels, w/ elevator, 3000 sq ft, master suite level with deck overlooking the city, fire place, steam sauna, infinity tub with views, master walk-in with chandelier, then three other levels with another 2-4 bedrooms depending on how you configure each floor. Decks on each. Excellent finishes and remodel. Radiant heat. Wood floors throughout. The kitchen is, well, wow, viking, gas range, custom wine fridge in addition to full-length refrigerator and freezer, two dining rooms, two sitting rooms, family rooms, workout room. Each person gets their own level. There’s a place to plugin your electric vehicle, the views are stunning, Anyway, it’s off market for a while and the list price now is $2.9M. Sellers are willing to negotiate.
  17. 537 Natoma @ Russ, 13 new construction condos, 9 2Bd/2Ba, 4 1Bd/1Ba, 850 sq ft–1100 sq ft, elevator building, all with parking, ready soon with exclusive for Vanguard agents and their clients. Expected price range $525k–$799k
  18. Oak & Baker, 5-unit building, with one renovated owner’s unit with 3-4 units some delivered vacant, excellent redevelopment opportunity, expected $1.8M–$2.0M
  19. Bryant & 1st Street, 3 Bed, 3 Bath, penthouse suite that combined two units into a space with more than 2500 sq ft with 2 parking spaces, 2 fireplaces decks, bridge and water views, expected list price: $2.7M
  20. 25th St & Castro, 2002-built 2 level, 3 bedroom, 3.5 Baths, upper unit that’s big and spacious with decks, sauna in a luxe building, tenant-occupied until Aug 1, expected list price $2M.
  21. 14th and Valencia, 411 Valencia, 1 bedroom, 4th floor, new construction condo, no parking, expected at $550,000.

In addition to my Picks of the Week, Advances and Exclusives, I thought you’d be interested to see how things ended up with previously listed properties. So without further ado:

 

Stories of the Week:

  1. 310 Townsend, a big one bedroom loft in that historic restoration building next to CalTrain, that was listed at $799,000 went in to the $800,000s — for a one bedroom!
  2. 2776 Golden Gate, a 2 unit building with one unit being tenant-occupied was listed at $999,000, received 6 offers and will close nearly 20% over the asking price.
  3. 1015 Florida, the single family home in need of some TLC in the hot Inner Mission area, listed at $665,000, received at least 14 offers and entered escrow at a “substantial” amount over the asking price.
  4. 1610 Sacramento, 3 bedroom Nob Hill condos with more than 1200 sq ft, which was exclusively previewed last weekend to Vanguard agents and their clients, already has the top-floor unit in contract at more than $1,000 a sq ft.
  5. 411 Valencia, the last 2-bedroom condo available went into contract over its asking price of $759,000 with multiple offers.

Extras: Access various reference resources — including my exclusive 60-page User Guide on how to navigate real estate successfully in San Francisco for buyers and sellers at www.kevinho.org Ask me for reference materials via Dropbox. And see pictures of many the homes I preview for you at Photobucket or on iCloud or YouTube.

This week there seems to be a lot of single-family homes and larger condos at the $2M price point. I’ve always said that the $2.3M – $2.9M price point is the perfect price in SF as you’ll get the most ideal home, or amenity-filled condo in areas like Pac Heights/Marina, South Beach (condo), Noe Valley/Eureka Valley, Haight (single family homes) Also we’re seeing more fixers pop on to the market too. So, take a look here and also be sure to go to www.kevinho.org to see the upcoming broker tour sheet for Tuesday.

My business comes from you and yours, so please feel free to pass this along to your friends, colleagues, pet walkers, etc. Thanks! Kevin Ho

Picks of the Week

 TAKE NOTE: Many of the open houses this weekend are on Saturday or are EARLIER on SUNDAY.

(a .pdf version will appear when clicked)

Kevin’s Open Picks of the Week: Open Houses & News You Can Use: Golden 49ers Ed., Jan 19-20, 2013

Inaugurate This: Go 49ers! Go See Homes Saturday (or Sunday if You’re Not Into that Kind of Thing)

Lots of targeted opportunities have come on the market this week that have universal appeal nonetheless. A pair of fixers in Bernal a Victorian in Anza Vista and the offer date for curb-appeal-with-great location on 19th Street is Monday, the 21st. Take a look at the Sneak Peeks and the Where are they Now Section below to see that the market wave here in SF is starting off strongly:

Listing Sneak Peeks & Noteworthy

(as overheard/shared by my colleagues)

  • 627 Castro at 19th St, Castro, top-floor TIC of a 3-unit building, 3 bedrooms, 2 baths (one, en suite), 2 parking spaces (!) recently renovated Edwardian flat, with 1600 sq ft. approx.  2 fireplaces, killer location, amazing yard and surrounding neighbor yards that look like a forest. Seller will pre-sell, fantastic Restoration Hardware finishes, coffer/tray ceilings, new lighting, garage .  Expected list price is $1.250M. Call me to arrange showing with the listing agents.
  • 352 Richland at Andover, Bernal Heights single family home fixer with APPROVED, shovel-ready plans for a 2300 sq ft expansion/addition to an otherwise large 1 Bedroom, 1 Bath, deep lot with yard, listed at $795k. Listed next week generally on MLS.
  • 355 Buena Vista Ave, #301, 1 bed, 1 bath, extra storage, TWO parking space, condo, 774 sq ft, HOA dues around $400/month, expected list price $599k
  • 1610 Sacramento, Nob Hill condos, eight recently renovated condos, each with independent parking spaces, 2 beds, 2 baths each either at 1150 sq ft or 1500 sq ft, prices range from $900k – $1.3M on within a week.
  • 4077 17th Street, top-floor condo, great location, 2 or 3 bedrooms, 2 baths, top-floor, price range $1.0M+, within 2-3 weeks.
  • 24th and Dolores – Stunning renovation of two condominiums from a former single-family house. Won’t last long. Stunning views, high-end finishes, solid and quality construction. 1101 Dolores St. Lower unit 1.5 million upreared at $1.995 million. Upper has four bedrooms, two and half-bath and 2300 ft.² lower home has three bedrooms two baths with Cornerview at 1800 ft.² each comes with a parking space and it essentially new construction. Coming Soon.
  • NEW Construction on Natoma Street Btwen 6th and 7th Street at 537 Natoma  13 new construction condos, 9 2Bd/2Ba, 4 1Bd/1Ba, 850 sq ft–1100 sq ft, elevator building, all with parking, ready next week exclusively for Vanguard agents and their clients. Expected price range $525k–$799k
  • NEW Construction at Broderick and Hayes. Three NEW Construction condos with LUXE finishes, huge parking, roof deck/patio deck, marble bathrooms, marble and miele kitchens, wide and open spaces, Cat-5, audio, one full-floor flat, two 2-story town homes, 2/3 beds, 2 baths each. Expected prices $1.2M & $1.35M, on within 2 weeks. Check out some sneak snaps here in my iCloud album.
  •  160A Linda Street @19th Street, 2-Bed/2 Bath 1 Bed/1Bath, TIC home in lottery, expected in January, February, pre-sale possible, middle unit, recently remodeled and sold (2010), expected list price range: $479k–$525k
  • 486 Chestnut, Three new condos, 2 or 3 bedrooms with 1 to 2 parking spaces each, at least 1600 sq ft each expected, priced from $1.6M to $2.1M are coming on the market in January. It’s a rare to find something new in this area at all. See more: https://1456chestnut.com
  •  2069 Green Street @ Webster, 3-Bed/3 Bath Pacific Heights Condo with parking and 3000+ sq ft., good light & garden access, expected list price range: $1.695M
  • Oak & Baker, 5-unit building, with one renovated owner’s unit with 3-4 units some delivered vacant, excellent redevelopment opportunity, expected $1.8M–$2.0M

My business comes from you and yours, so please feel free to pass this along to your friends, colleagues, pet walkers, etc. 

Thanks! 

Kevin Ho

Don’t Miss Early gifts for you to give thanks:  Access various reference resources — including my exclusive 60-page User Guide on how to navigate real estate successfully in San Francisco  for buyers and sellers at www.kevinho.org Ask me for reference materials via Dropbox.  And see pictures of many the homes I preview for you at Photobucket or on iCloud or YouTube.

Picks of the Week

Open House Sunday 1/20/13 – 2:00 pm to 5:00 pm
New Listing!
Bright, southwest orientation for this handsom Manhattan style high-rise in the heart of Yerba Buena living. Kitchen opens into the dining and living room. Large one bedroom. Hardwood floors, 9 fth high ceilings, crown molding, kitchen w/ granite counters & stainless steel appliances, washer/dryer, private patio & one deed parking space. Close to great restaurants, SFMOMA, AT&T Park, Ferry Plaza, the Financial District and Union Square. Wonderful investment and GREAT place to call home!!
  • Type: Condominium
  • Beds/Bath: 1/1.0
  • Parking: 1
  • Approx. Sq. Ft.: 670 (Per Tax Records)
  • MLS: 404087 
Open House Sunday 1/20/13 – 1:00 pm to 4:00 pm
New Listing!
Duboce Triangle
$1,750,000 – 2295 15th St, San Francisco, CA 94114
This fabulous extensively remodeled Vict. is in one of the most desirable locations in San Francisco. High ceilings give this home a loft like feel. Light & airy living room has bay windows and a gas fireplace. Formal dining room, 4 bedrooms, 2.5 baths w/ hardwood floors throughout. Remodeled kitchen has wood cabinets, 2 skylights w/ stainless steel appliances & opens onto a deck overlooking the lovely garden. The master suite has a full bath & a door that opens onto the deck & garden. Upper bedroom has a private 1/2 bath & deck. Lower level includes a bonus room, large closet & separate entrance. There is also a laundry room. The 1 car garage has additional storage. Walk to shops & restaurants. Minutes to hwy 101 & 280! WalkScore 100!
  • Type: Single-Family Homes
  • Beds/Bath: 4/2.5
  • Parking: 1
  • Approx. Sq. Ft.: 1634 (Per Appraiser)
  • MLS: 404122
Open House Sunday 1/20/13 – 2:00 pm to 4:00 pm
New Listing!
South of Market
$599,000 – 281 Clara St #6, San Francisco, CA 94107
The epitome of urban living: sexy contemporary top floor corner loft with style & convenience in the heart of Soma. Large inviting open living space with abundant natural light, gas fireplace, skylights, & City views make this home ideal for entertaining and relaxing. Create culinary delights in your gourmet kitchen with island, SS appliances, Caesarstone counters, & plenty of cabinets for storage. There’s 1 bedroom, a full-bath, & wardrobe on the mezzanine with an additional half bath on the main level. Complimented by designer colors & window treatments to complete the home & make this urban oasis move-in ready. One car deeded parking with designated storage also included. Walk Score of 92, Bike Score of 97, and transit score of 100!
  • Type: Loft Condominium
  • Beds/Bath: 1/1.5
  • Parking: 1
  • Approx. Sq. Ft.: 992 (Per Tax Records)
  • MLS: 404162
Open House Sunday 1/20/13 – 2:00 pm to 4:00 pm
Lower Pacific Height
$980,000 – 1383 Baker St, San Francisco, CA 94115
Stunning down to the studs renovation/remodel! All new systems; foundation/garage/plumbing/electric. Elegant, contemporary SOMA style living with finely detailed Victorian facade. Open concept kitchen, dining and living room with direct access to serene patio and garden through wood-framed sliding glass doors. Private loft style master suite plus additional bedroom and bathroom. Mahogany floors throughout; high ceilings, laundry room, 1 car deeded garage space plus additional storage.
  • Type: Condominium
  • Beds/Bath: 2/2.0
  • Parking: 1
  • Approx. Sq. Ft.: 1497 (Condo Map)
  • MLS: 403926
Open House Sunday 1/20/13 – 2:00 pm to 5:00 pm
Noe Valley
$1,595,000 – 565 Jersey St, San Francisco, CA 94114
1900’s Modernized Victorian with wonderfully open floor plan. Wood floors with radiant heat throughout the main floor. Hi-end kitchen with poured cement counters & casual eating area, spa-like bathroom, large bedroom & office area (legally a bedroom). Built-in sound. Lower level just completed with additional master suite with en suite bathroom & walk-in closet, library/den used as a bedroom, 2nd full hi-end bathroom & laundry closet. Painted cement floors with radiant heat throughout. Direct access to patio & awesome south facing yard from this level as well as interior access to the garage. Just over a block to 24th St. & some of SF’s best dining & shopping. GOOGLE bus stop close by. Easy access to HWY’s 280/101, public trans. Terrific.
  • Type: Single-Family Homes
  • Beds/Bath: 3/3.0
  • Parking: 1
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403835

K.Ho’s Open House Picks of the Weekend, pt 1: Eastern 1/2 of SFO as of 11am

It looks like the hibernation is starting to break. Take a look at the stuff coming up so far. And there’s still time for real estate folks to update and enter information. Up until high noon!

Also, sign-up for my weekly email digest: Kevin’s Open House Picks of the Week, sent each weekend where I handpick homes that warrant your attention and update you on developments in San Francisco real estate. Click here.

Cutest of the Week:
Open House Saturday 1/12/13 – 2:00 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
Eureka Valley/Dolore
$799,000 – 4362 21st, San Francisco, CA 94114
The Sunshine Cottage…A Noe Valley charmer..This wonderful light filled home has been lovingly and meticulously maintained.The open living room boasts a stone fireplace,hardwood floors and vaulted ceiling.There is a dining area,modern kitchen,Miele appliances and french doors leading to a magical lower patio as well as the upper Tuscan terrace with it’s built-in BBQ,heat lamp,rock walls and views!Exceptional craftsmanship throughout….. a private bedroom w/pocket doors,built-in custom closets,beautiful stained glass and an office alcove.The remodeled bathroom has a walk-in travertine shower, hand crafted vanity and w/d and storage.There is a front lower patio as well as a basement for storage.A great home or condo alternative!
  • Type: Single-Family Homes
  • Beds/Bath: 1/1.0
  • Parking: 0
  • Approx. Sq. Ft.: 836 (Per Appraiser)
  • MLS: 403714

Best Location, Biggest Potential and Potentially Most Popular of the Week:

Open House Sunday 1/13/13 – 1:00 pm to 4:00 pm
Eureka Valley/Dolore
$1,295,000 – 3861 20th St, San Francisco, CA 94114
Enjoy the myriad of cultural,dining,entertainment,shopping & outdoor activities San Francisco has to offer while living on a sunny,quiet,tree-lined street w/a neighborhood vibe. Located on the best block of 20th Street in Dolores Heights,this well-maintained SFD overlooks Dolores Park & the City. The street-level entrance opens onto a stairway leading up to the main living area, featuring 2 BR, 2BA, kitchen w/outside deck, dining room, family room w/skylights & vaulted ceiling, living room w/2 two bay windows & an atrium. The lower level features a huge garage with tandem parking for 2 cars, laundry & storage areas. Additional unwarranted bonus rooms consist of 1BR, 1BA & a wet bar. New paint & carpet, plus newer electrical, heat & windows.
  • Type: Single-Family Homes
  • Beds/Bath: 2/2.0
  • Parking: 2
  • Approx. Sq. Ft.: 1385 (Per Tax Records)
  • MLS: 403738
Other Contenders for Most Popular of the Week:
Open House Saturday 1/12/13 – 11:00 to 1:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
Top floor 2 bedroom & 1 bath condo in a charming 2 unit building on a tree lined street. Enter into an open feel where period meets a modern twist. Well laid out floorplan with hard wood floors, high ceilings,lots of windows & a center sky light that creates a bright open space. The front room & large eat-in kitchen are divided by a cozy gas fire place. Yard, deeded attic. Steps to Duboce Park, delightful bistros & fantastic restaurants. Centrally located to many neighborhoods & green space, walk to Buena Vista, Alamo Square or Dolores Park. Jump onto the wiggle & ride your bike to the beach. Convenient to the N-Judah, J-Church & all lines, plus super easy freeway access.92 walkscore & bikescore-Paradise,100 transit score-Riders Paradise.
  • Type: Condominium
  • Beds/Bath: 2/1.0
  • Parking: 0
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403866
Open House Saturday 1/12/13 – 11:00 to 1:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
Lower 2 bedroom & 1 bath garden flat located on a premier Duboce Triangle/Hayes Valley block between Steiner & Fillmore. Great open space kitchen/living combo with exposed brick chimney & high ceilings. Steps to Duboce Park both units are available and perfect for an owner user or 2 partners looking for fast track condo conversion. Walk to hip Lower Haight cafes, shops, delightful bistros & fantastic restaurants. Centrally located to many neighborhoods & green space, walk to Buena Vista, Alamo Square or Dolores Park. Jump onto the wiggle & ride your bike to the beach. Convenient to the N-Judah, J-Church & all lines, plus super easy freeway access.92 walkscore-Walkers Paradise, 92 bikescore-Bikers Paradise, 100 transit score-Riders Paradise.
  • Type: Tenancy In Common
  • Beds/Bath: 2/1.0
  • Parking: 0
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403807
Open House Saturday 1/12/13 – 11:00 to 1:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
Hayes Valley
$479,000 – 111 Germania, San Francisco, CA 94117
Top floor flat in a 2 unit building with Fabulous Victorian facade. Premier location in Duboce Triangle/Hayes Valley between Steiner & Fillmore this 2 bedroom & 1 bath flat is incredibly light & bright. Steps to Duboce Park this building is perfect for an owner user or 2 partners looking for fast track condo conversion. Walk to hip Lower Haight cafes, shops, delightful bistros & fantastic restaurants. Centrally located to many neighborhoods & green space, walk to Buena Vista, Alamo Square or Dolores Park. Jump onto the wiggle & ride your bike to the beach. Convenient to the N-Judah, J-Church & all lines, plus super easy freeway access.92 walkscore-Walkers Paradise, 92 bikescore-Bikers Paradise, 100 transit score-Riders Paradise.
  • Type: Tenancy In Common
  • Beds/Bath: 2/1.0
  • Parking: 0
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403806

 

Other NIce Homes to Peruse! 

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Rarely available!! St. Paul’s Commons spacious 1 Bedroom Condo + Den/Study with its own closet which can be used as guest quarters or a small 2nd bedroom. Extra high ceilings, expansive windows and maple Hardwood floors throughout. Modern AEK with breakfast bar and granite counters plus in-unit laundry as well as 1 car deeded parking complete this unit in a super Noe Valley Neighborhood, close to Muni, 280, great restaurants, hot Mission District, neighborhood shops and fabulous weather to boot! Walk Score of 86. Tremendous Value! Probate Sale under IAEA. Hurry!!
  • Type: Condominium
  • Beds/Bath: 1/1.0
  • Parking: 1
  • Approx. Sq. Ft.: 803 (Per Tax Records)
  • MLS: 403843
Chicest of the Week Right Near Bi-Rite Too!
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Mission Dolores
$2,550,000 – 40 Lapidge St, San Francisco, CA 94110
Completely renovated 3 story Modern home with 5 bedrooms and 4 full bathrooms in the desirable Mission Dolores. The main level features 2 bedrooms plus an open living and dining area with a SOZO Design kitchen and professional appliances. The upper level features two large suites: the master has dual walk in closets, a large walk in shower stall and separate vanities. Lower level with large family room and immediate access to modern landscaped garden plus an additional suite and immediate access to 2 car garage. Bordered by Valencia and Guerrero, 18th and 19th Streets, 40 Lapidge is perfectly situated in the center of the most desirable area yet on a quiet residential street.
  • Type: Single-Family Homes
  • Beds/Bath: 5/4.0
  • Parking: 2
  • Approx. Sq. Ft.: 3026 (Per Owner)
  • MLS: 403868
Noe Valley, Castro, Mission Dolores, Eureka & Bernal Heights
Open House Saturday 1/12/13 – 2:00 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
New Listing!
Bernal Heights
$415,000 – 661 Peralta Ave #2, San Francisco, CA 94110
661 Peralta is a charming 4 unit building atop Bernal Heights. Each 1 bedroom/ 1 bath unit is remodeled throughout with an open floor plan and sweeping views. The kitchens are tastefully appointed with granite countertops, cherry stained cabinets and modern appliances. The bathrooms are remodeled with porcelain tile and charming pedestal sinks. Each unit has parking, storage and access to the share laundry and backyard.
  • Type: Tenancy In Common
  • Beds/Bath: 1/1.0
  • Parking: 1
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403954

 

Open House Saturday 1/12/13 – 2:30 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
New Listing!
Spacious North Bernal / Precita Park flat with flexible floor plan. The flat offers a large eat-in kitchen with breakfast counter, big enclosed back porch, hardwood floors, W/D hookups and new electrical, plumbing & heating systems. Huge exclusive storage area in basement and very low monthly HOA fees make this a good value. Sunny micro-climate, one block to local cafes and restaurants on Precita Park, three blocks to BART & 101, four blocks to 280 access. Corporate shuttle stops one block away. Fractional financing rates start at 4.25%.
  • Type: Tenancy In Common
  • Beds/Bath: 2/1.0
  • Parking: 0
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403914
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Bright & Beautiful TOP FLOOR unit w/ Amazing West-facing Views! Flexible Floorplan for up to 3 bedrooms! Thorough building renovation in 2007 with many original details intact! Front room has bay window & charming dec antique tile fp w/ mirrored mantel. 2nd bdrm has large west-facing window & stained glass accents. Family Rm has built-ins, 2 closets & view of Twin Peaks. Very Large Eat-in Kit has stainless appls incl dw, refrig, stove, mwave plus caesarstone cntrtps, tile backsplash w/ a View of Sutro Tower. Laundry Rm w/ Washer/Dryer and pantry-like storage off kit. Deck leads to huge, shared yard. ENORMOUS PRIVATE STORAGE RM in basement, 17’10 x 11’5.5. Walking distance to 24th Street shops & reastaurants!
  • Type: Tenancy In Common
  • Beds/Bath: 2/1.0
  • Parking: 0
  • Approx. Sq. Ft.: 954 (Per Appraiser)
  • MLS: 403722
Open House Saturday 1/12/13 – 2:00 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
Bernal Heights
$649,000 – 744 Moultrie St, San Francisco, CA 94110
First Open House this Sat & Sun 2-4pm. Gorgeous top floor flat/condo. Spacious floor plan. 2 bedrooms PLUS office. 2 full bathrooms. Large living room with working gas fireplace and partial bay views. Formal dining room. EZ access to freeways and MUNI. Just a few blocks away from Cortland St and Holly Park.
  • Type: Condominium
  • Beds/Bath: 2/2.0
  • Parking: 1
  • Approx. Sq. Ft.: 1375 (Per Tax Records)
  • MLS: 403945

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

Bernal Heights
$699,000 – 557 Anderson St, San Francisco, CA 94110
Charming, light-filled home in sunny Bernal Heights, very walkable to Cortland Ave shops and eateries. A lovely re-model has transformed the home with open plan kitchen/living/dining room perfect for modern living. Custom kitchen cabinets sit above designer ceramic sink and chefs 6-burner stove and hood, stainless steel dishwasher and fridge/freezer. Beautiful granite counters wrap around kitchen to offer bar-top area for casual dining & entertaining. Two bedrooms are separated by tiled bathroom with shower over tub. Access to the private yard with fruit bearing avocado tree is easy via the kitchen. 2-car parking and loads of space down for expansion and storage. Freshly painted exterior and new garage door. A great place to call home!
  • Type: Single-Family Homes
  • Beds/Bath: 2/1.0
  • Parking: 2
  • Approx. Sq. Ft.: 950 (Per Tax Records)
  • MLS: 400803
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
New Listing!
Charming 2 story Victorian with formal living and dining rooms, eat-in kitchen w/ balcony overlooking very sweet garden. Washer Dryer in full basement with lots of storage. Small unwarranted room down. One block from Bart and Glen Park Village. close to shopping and freeways. Terrific location. Great value.
  • Type: Single-Family Homes

Beds/Bath: 3/2.0

  • Parking: 0

Approx. Sq. Ft.: 1103 (Per Tax Records) MLS: 403924

 

Open House Saturday 1/12/13 – 1:00 to 3:30 pm
Bernal Heights
$825,000 – 113 Gates St, San Francisco, CA 94110
Much Potential!!This house is located in well established Bernal Heights. Features many rooms, perfect for a big family. Top floor has 1 bath, 2 Bedooms with beautiful views to the bay. Middle floor has 2 Bedrooms,1 full bath & kitchen. Lower level has 2 rooms. large basement. propety needs some work. Walking distance to shops, easy access to 101 and 280.
  • Type: Single-Family Homes
  • Beds/Bath: 3/2.0
  • Parking: 0
  • Approx. Sq. Ft.: 1626 (Per Tax Records)
  • MLS: 401785

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

New Listing!
Bernal Heights
$845,000 – 316 Bocana St, San Francisco, CA 94110
Classic Victorian with great curb appeal & an extra deep lot, located in the hert of Bernal Village, just a short block to BOTH Cortland & Holly Park! Updated kitchen & baths are sensitive to the period but shiny new & provide all the modern conveniences you have come to expect. Flexible floor plan with big rooms, high ceilings, skylights, & nice details. Big kitchen with stone counters & SS apps opens up directly to large walkout deck ovelooking massive & professionally designed gardens. 1 of a kind stunning indoor/outdoor experience so sought after in sunny Bernal Hts! Enjoy the luxury of an oversized FDR + spacious liv room with decorative f/p. A level of elegance & comfort that’s hard to find. Large garage & further expansion potential!
  • Type: Single-Family Homes
  • Beds/Bath: 2/1.5
  • Parking: 2
  • Approx. Sq. Ft.: 1110 (Per Tax Records)
  • MLS: 403897
Open House Saturday 1/12/13 – 2:00 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
New Listing!
Spectacular modern home on a prime block in Glen Park. Ideally located 3 blocks to Noe Valley and 3 blocks to Glen Park village, this home offers the best of contemporary urban living. Completely redesigned and extensively renovated in 2012, it features all new interior, luxurious fixtures & timeless finishes. Bright and spacious living space flows seamlessly from the living room, dining room, kitchen to a huge landscaped rear yard, perfect for entertaining & dining alfresco. Chef’s kitchen with center island & quartz counter tops. Luxurious baths with floating vanities & Grohe fixtures. Spacious garage with interior access. Close proximity to high tech shuttle stops, BART station, urban conveniences in Glen Park village and in Noe Valley.
  • Type: Single-Family Homes
  • Beds/Bath: 2/2.0
  • Parking: 1
  • Approx. Sq. Ft.: 1458 (Per Appraiser)
  • MLS: 403922
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Cole Valley/Parnassu
$995,000 – 1741 Waller St, San Francisco, CA 94117
A stylish and elegant turn-of-the-century full-floor flat, this home combines gracefully-preserved period details with modern amentities and a contemporary flair. The upper floor in a 2-unit association, this condo features tall ceilings, beautifully refinished softwood floors, stained-glass windows, open light-filled dining & living room w/built-in bookcases & decorative fireplace, a master bedroom w/custom storage & plantation shutters, powder room, bathroom w/separate shower & soaking tub, & in-unit laundry. The kitchen, with high-end appliances & pantry, leads out to the spacious south-facing landscaped garden. This home is perfectly located close to Cole Valley’s shops, restaurants, cafes, Whole Foods, muni, tech shuttles, & much more.
  • Type: Condominium
  • Beds/Bath: 3/1.5
  • Parking: 1
  • Approx. Sq. Ft.: 1444 (Condo Map)
  • MLS: 403900
Open House Sunday 1/13/13 – 1:00 pm to 4:00 pm
New Listing!
Corona Heights
$999,000 – 4150 17th St #18, San Francisco, CA 94114
This contemporary townhome boasts 3 bedrooms, 3 full baths, ample closets, gorgeous hardwood and carpeted floors and high ceilings. The cozy living room has a wood burning fireplace with floor to ceiling windows looking out to views of the Castro, Liberty Hill and to the Bay. The granite kitchen includes high-end appliances and a peninsula, opposite the dining room. The top floor has an office/sitting room that leads out onto a large private terrace, with panoramic views. Included is a private 2 car garage with storage loft.
  • Type: Condominium
  • Beds/Bath: 3/3.0
  • Parking: 2
  • Approx. Sq. Ft.: 2000 (Per Owner)
  • MLS: 403876
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
New Listing!
Haight Ashbury
$1,295,000 – 766 Clayton St, San Francisco, CA 94117
This wonderful condominium has been completely renovated and offers 2-levels of contemporary living space w/lovely finishes. Main level features a spacious open living room/dining room and gourmet kitchen w/Caesarstone quartz counters, stylish lacquered cabinets and Jenn-Air S/S appliances. Adjoining the kitchen is the family room w/direct access to the level garden space. Main level offers 2 comfortable bedrooms with walk-in closets and full en-suite baths, as well as an office and half bath. The lower level features a 3rd bedroom w/walk-in closet and en-suite full bath. Beautiful Victorian facade, tall ceilings on the main level, all new systems and foundation, hrdwd flrs, recessed lighting throughout, 1-Car S/S Garage w/Interior Access.
  • Type: Condominium
  • Beds/Bath: 3/3.5
  • Parking: 1
  • Approx. Sq. Ft.: 1856 (Condo Map)
  • MLS: 403943
Open House Saturday 1/12/13 – 1:00 pm to 4:00 pm; Sunday 1/13/13 – 1:00 pm to 4:00 pm
New Listing!
Bernal Heights
$1,150,000 – 131 Ellsworth St, San Francisco, CA 94110
Classic single family home located in the coveted Bernal Heights neighborhood comes with amazing panoramic bay views. Formal entry foyer leads up to main level which includes living room w/ gas fireplace, French doors, hardwood floors, bay windows, formal dining room and separate living room. The upper level is spacious and bright with special details found throughout. The living room spaciously opens to a chef-inspired kitchen complete with granite counters, Viking range & stainless steel appliances. Sliding doors lead out to an impressive view deck with perfect space for entertaining. Relax in the master suite on the lower level which also boasts spectacular bay and garden views. Private office near master completes this fabulous home.
  • Type: Single-Family Homes
  • Beds/Bath: 3/2.0
  • Parking: 1
  • Approx. Sq. Ft.: 1524 (Per Tax Records)
  • MLS: 403768
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Noe Valley
$1,188,000 – 4046 26th St, San Francisco, CA 94114
Location! Currently owner occupied as a SFR. 1885 Victorian Home OR 2 Units in the Heart Of Noe Valley! Walking distance to cafes, restaurants, Whole Foods, a few blocks to Google/Apple Shuttles, shops and boutiques. The front rooms have been opened up to create a spacious living rm w/wood fireplace & dining room. Softwood floors, kitchen, 2 bedrooms and a bath on upper level. On the lower level you have a separate one bedroom unit with charming living room and gas stove. Convert to a master suite or perfect to rent. Both top levels have access to the garden and patio. This home features a 2car tandem garage with storage. Don’t miss this opportunity….Bring Your Vision, ready for your renovation! Well loved neighborhood block!
  • Type: Single-Family Homes
  • Beds/Bath: 3/2.0
  • Parking: 2
  • Approx. Sq. Ft.: 1902 (Per Tax Records)
  • MLS: 403498
Open House Saturday 1/12/13 – 1:00 to 3:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm
New Listing!
Noe Valley
$1,595,000 – 565 Jersey St, San Francisco, CA 94114
1900’s Modernized Victorian with wonderfully open floor plan. Wood floors with radiant heat throughout the main floor. Hi-end kitchen with poured cement counters & casual eating area, spa-like bathroom, large bedroom & office area (legally a bedroom). Built-in sound. Lower level just completed with additional master suite with en suite bathroom & walk-in closet, library/den used as a bedroom, 2nd full hi-end bathroom & laundry closet. Painted cement floors with radiant heat throughout. Direct access to patio & awesome south facing yard from this level as well as interior access to the garage. Just over a block to 24th St. & some of SF’s best dining & shopping. GOOGLE bus stop close by. Easy access to HWY’s 280/101, public trans. Terrific.
  • Type: Single-Family Homes
  • Beds/Bath: 3/3.0
  • Parking: 1
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 403835
  • Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
    Noe Valley
    $3,399,000 – 1507 Noe St, San Francisco, CA 94131
    HUGE PRICE REDUCTION! Newly built in 2012, this gorgeous contemporary blends exquisite design with a fantastic Noe Valley location. Abundant natural light ushers in wonderful views of the city and East Bay as you’re surrounded by modern warmth: imported Danish douglas fir and limestone flooring, Calacatta marble kitchen counters balanced against rich, walnut cabinetry, and the striking use of glass, wood, and stone. The master bedroom/pent level is an incredible oasis with panoramic views, fireplace, and sumptuous bath. Entertaining level, complete with bar, leads to walk-out terrace and garden. 2-car garage. Truly a must see!
    • Type: Single-Family Homes
    • Beds/Bath: 4/3.5
    • Parking: 2
    • Approx. Sq. Ft.: 3400 (Per Architect)
    • MLS: 402880

Hayes Valley and USF & NoPa

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Hayes Valley
$665,000 – 253 Oak St, San Francisco, CA 94102
LAST UNIT! Located in the ultra-chic Hayes Valley, this charming newly renovated 2B/1BA Unit enjoys classic Edwardian period features tastefully blended with modern fixtures and finishes. This perfect urban retreat features magnificent original Douglas Fir solid wood floors, a gourmet white kitchen with stunning marble & black countertops, high-end appliances including Bosch & G.E. Monogram, a spacious master bedroom and a beautiful spa-like bathroom. This ideal home also boasts an exclusive terraced rooftop garden with city views! Dream location for many award-winning restaurants (Absinthe, Sebo, Hayes St. Grill, Modern Tea & Patxi’s), an array of trendy one-of-a-kind boutiques, performing art venues and close to all transportation!
  • Type: Tenancy In Common
  • Beds/Bath: 2/1.0
  • Parking: 1
  • Approx. Sq. Ft.: 0 (Not Available)
  • MLS: 402729
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Set on the garden level of a beautiful 1889 Alamo Square Victorian, this quiet one bedroom one bath TIC is a perfect retreat for today’s busy lifestyle. With an updated kitchen, dual bathroom sinks, bamboo flooring throughout and a large bright bedroom with direct access to the rear shared yard, this home gives you the best of modern comforts in a classic San Francisco home and neighborhood. One car parking, a private deck, individual laundry and plenty of storage round out the tremendous value of this home.
  • Type: Tenancy In Common
  • Beds/Bath: 1/1.0
  • Parking: 1
  • Approx. Sq. Ft.: 700 (Per Owner)
  • MLS: 403009
Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
Built in 1889 this top floor 2 bed 1 bth, Eastlake Victorian TIC is bright and spacious with modern updates to a classic San Francisco home. Over 1000 sqft of living space, expansive windows and 11′ ceilings, home is flooded in the light and space you need. Highlights include original period detail, bamboo flooring throughout, excellent natural light, Vetrazzo recycled glass island countertop, storage space in unit and additional storage area in garage. Bright and sunny shared yard with mature landscaping, terraced garden and new grilling area, personal washer/dryer for the unit in garage. New wiring and plumbing throughout (2006), Low HOA dues include heat, Direct TV, garbage. 2nd bedroom great to use as a home studio/office/dining room.
  • Type: Tenancy In Common
  • Beds/Bath: 2/1.0
  • Parking: 1
  • Approx. Sq. Ft.: 1000 (Per Owner)
  • MLS: 402968

 

Snaps from Broker Tour

So here’s what I’ve seen so far …

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