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Sold: 475 22nd Avenue, San Francisco | MLS 476861

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Vanguard Properties

Kevin K. Ho, Esq. + Jonathan B. McNarry

proudly present

475 22nd Avenue

A Modern, Bright and Spectacular Richmond District Home

4 Beds, 3.5 Baths, 1-car Garage, Big Backyard
Renovated in 2015. Refined in 2018.



Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 476861

Top Producers, Top 21 Vanguard Properties, Top 1% of San Francisco Agents

475 22nd Avenue

Par Excellence in the Richmond: Remodeled in 2015, refined in 2018

Big and open with modern comfort — 475 22nd Avenue is a bright, 4-bed, 3.5-bath, 3-level, luxuriously 2015-updated modern Richmond District arts and crafts house with an open-floor plan, tall ceilings and 2,400+ sqft of space. It’s unexpected for this trending neighborhood. It’s sunny, bright, and serene (yes, really).

The home sits on an extra-deep parcel with large sunny decks on each level that all overlook an expansive landscaped backyard equipped with its own custom 3-hole putting green, where you can practice your golf game or simply take in this quiet, easy-care yard that also has vegetable beds and drip irrigation.

475 22nd Avenue’s kitchen has luxury Thermador stainless appliances, quartz countertops surrounding a large island where you can gather, cook or entertain. There’s a large en suite master bedroom with expansive sunny deck and walk-in-closet. Other features include ample storage space, updated systems throughout, ‘smart’ home comfort and control systems, recessed LED lighting, and wood floors with direct access to outdoor space on every level. The home’s floor plan allows for flexible living with public and private spaces on different levels.

The home is a serene oasis in this charming Central Richmond neighborhood with its mix of homes, small businesses and restaurants that all create a sense of community and place.

Listed at: $2,395,000

SOLD at: $2,400,000

The Open Houses.

There are no scheduled showings as the property is currently pending.

Call for details.

The Photos.

Early Reactions.

"This house has it all."


"The openness is extraordinary."



"It's such a fun space."

"It’s a great, livable space."


4 beds, 3.5 baths, 3 levels
2,413 sqft (per architect)
2 en-suite bedrooms incl. a large master suite with deck, walk-in closet and spa bathroom, 2 beds. 1 bath on ground level; internal garage access
Circa 1913, remodeled in 2015, refined and updated in 2018
36-inch Thermador gas range, stainless hood, dishwasher, built-in microwave, quartz countertops
Extra-deep 120-ft deep parcel with large backyard with eco-friendly, luxe, low maintenance synthetic grass lawn with a custom 3-hole putting green, vegetable beds and drip irrigation
Smart home systems incl. Wink lighting control, hardwired Ethernet, built-in speakers, video intercom, wired security system, video intercom, Nest thermostat
Dual-pane windows, recessed LED lighting, updated comfort and control systems throughout
Walk Score: 95 — Walker’s Paradise
Transit Score: 77 — Excellent
Bike Score: 90 — Biker's Paradise
APN: 1522013

Contact Us.

Have a question? Want to setup a private showing?

Feel free to call or text us…

Kevin (415) 297-7462

Jonathan (415) 215-4393

A Video Snippet.

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Location. Location. Location.

(Or, see a Google Map here).

The Floor Plan.

The information contained in this material is deemed to be reliable and accurate but it is unverified. Potential buyers should take all steps necessary to satisfy themselves regarding the information contained herein or any other matter related to the property they see fit. 

Sold in 4 Days: 2346 Clement, No 3, San Francisco | MLS 473356

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Vanguard Properties

Kevin K. Ho, Esq. + Jonathan B. McNarry

proudly present

2346 Clement Street, No. 3

Top-Floor Contemporary Central Richmond Condominium

sold (after 4 days on the market).


Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 473356 

Top Producers, Top 21 Vanguard Properties, Top 1% of San Francisco Agents

2346 Clement, No 3, San Francisco
Bright, Spacious and Surprising Condominium in the Middle of a Foodie Haven

Number 3 is a penthouse-level, bright, and modern 1-bed, 1-bath condominium with a cook’s kitchen, in-unit laundry, open floor plan and upgraded finishes located in a foodie haven comprised of some of San Francisco’s most notable restaurants with cuisines for almost every palette.

This 2004-built condominium has a deeded roof deck, warm radiant heat wood floors, granite and stainless steel finishes in the kitchen and a large bedroom with a walk-in closet. The property is quiet thanks to its dual-pane windows, seller-installed sound insulation and modern construction. The property is bright thanks to upgraded and updated modern LED lighting and its southern exposure that lets in natural light. There’s a spa-like bathroom with a soaking jetted tub, a fully-equipped kitchen with a double oven, gas range, dishwasher, disposal and granite counter tops.

Meticulously maintained this beautiful home is in the middle of a vibrant neighborhood with fresh food, restaurants and entertainment at your fingertips. Golden Gate Park just a stone’s throw away; 96 Walk Score. Well-run, 5-unit building, this home is a great investment for an owner-user or investor seeking flexibility in a popular location.

Listed at: $699,000

SOLD at: $845,000

Early Reactions.


"It’s a great, livable space."

"If you’re hungry you can go right out and get food or go out to eat."

"That's a huge living room. Huge! "

"That closet is so big."


1 bed, 1 bath
8-ft plus high ceilings, crown molding
862 sqft (as per tax records)

Well-equipped kitchen with recent 5-burner, double-oven, stainless LG gas range, externally vented hood, full-size Bosch dishwasher, stainless steel sink with disposal, recent stainless KitchenAid refrigerator, microwave, under cabinet lighting, granite countertops

Luxurious bathroom with soaking/jacuzzi tub
Oak floors
Recessed LED lights and new LED light fixtures
Radiant heat throughout
In-Unit washer/dryer (gas)
Spacious living room with gas fireplace
Dual-pane windows throughout

Walk Score: 96 — Walker’s Paradise
Transit Score: 75 — Excellent
Bike Score: 87 — Very Bikeable

Circa 2004
APN: 1409/069

About the Building.

2346 Clement, No. 3, is a part of a 5-unit building that dates from 2004
There's informal property management
Monthly HOA dues are $332.50 and includes garbage, water, HOA insurance and reserve contributions
There is a ground-floor commercial space that comprises approximately 14.4% of the building's area

Contact Us.

Have a question? Want to see what we did to get this result so quickly? 

Feel free to call or text us…

Kevin (415) 297-7462

Jonathan (415) 215-4393

The Photos.

Where It's At.

The Floor Plan.

The information contained in this material is deemed to be reliable and accurate but it is unverified. Potential buyers should take all steps necessary to satisfy themselves regarding the information contained herein or any other matter related to the property they see fit. 

SOLD: 350 8th Avenue, San Francisco, Exclusively Marketed By Kevin K. Ho and Jonathan B. McNarry, Vanguard Properties

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Vanguard Properties

Kevin K. Ho, Esq. + Jonathan B. McNarry

proudly present


Inner Richmond Multi-Unit Income Property



Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 470529

Top Producers, Top 21 Vanguard Properties, Top 1% of San Francisco Agents

350 8th Avenue, San Francisco
4-Unit Inner Richmond Income Building

350 8th Avenue has been owned by the same owners since it was built in 1972. With 5+ parking spaces in an enclosed garage with small backyard, the 3,800+-sqft, 2-level-over-parking building has 4 residential units, one of which (a 3-bed, 1.5-bath, 800+ sqft west-facing unit) will be delivered vacant. The property has that mid-century flare with potential. 350 is located in the Inner Richmond, off of Geary Street, across from the Laurel School with a 97 walk score. There are banked rent increases available this October.

Offered at:





Contact Us.

Have a question? 

Feel free to call or text us…

Kevin (415) 297-7462

Jonathan (415) 215-4393


Address350 8th Avenue
NeighborhoodInner Richmond
Number of Units4
Number of Vacant Units1
Building Area3,862 sq ft (per tax records)
Parking5-6, covered garage
LaundryCommon, coin-operated
Parcel Number1439/029
Year Built1972
Parcel Size25 ft x 121ft (3,000 sqft)
Historic Category"B" Eligible (unknown)

The Photos.

Location. Location. Location.

Rent Rolls + Potential.

UnitConfigurationCurrent RentBanked IncreaseMarket RateInformation
12nd-floor 3-Bed, 1.5-Baths, ≈ 800 sqft Vacant$4,500/mo
22nd-floor, 2-bed, 1-bath $1,230/mo$1,280/mo$2,700/moMove-In: Jan 1, 1996 @$885/mo with applicable increases since. Current $1,230 rent set on October 1, 2016.
3Top-floor, 3-bed, 1.5-baths $1,470/mo$1,425/mo$4,500/moMove-In: Apr 1, 1994 @$975/mo with applicable increases since. Current $1,370 rent set on October 1, 2016.
4Top-floor. 2-bed, 1-bath $1,190/mo$1,240/mo$2,700/moMove-In: Mar 1, 1992 @$825/mo with applicable increases since. Current $1,190 rent set on October 1, 2016.
MiscParking Space$100$100$250Unit No. 3 rents an extra parking space

Gross Revenues

*Banked rent increases available in October 2018
Tenants pay PG&E, Internet/cable; Landlord pays garbage and water/sewer
The information contained in this material is deemed to be reliable and accurate but it is unverified. Potential buyers should take all steps necessary to satisfy themselves regarding the information contained herein or any other matter related to the property they see fit. 

San Francisco’s Richmond District as told by Kevin+Jonathan, Vanguard Properties: MLS District 1



Out North + West: The Richmond, Sea Cliff, Jordan Park & Laurel Heights 

OVER ON the northwest side of the City below the Presidio, south of the Golden Gate and east of the Cliff House and north of Golden Gate Park sits MLS District 1, which is usually just referred to as the Richmond even though there are a few other neighborhoods in the district.

While the area is mostly dominated by the Richmond District it is also anchored by: the stunning views, houses and prices of Sea Cliff, the ethereal Lake District, the CPMC annex of Jordan Park, the annex of USF in Lone Mountain and the ever-pretty Laurel Heights. The District features about twice as many houses than condos, but both tend to be on the larger side as well as a fair share of 2-unit buildings. The area is foggier you’ll get surprising sunsets in the Richmond and with global climate change there are more sunny days than foggier ones. The area has its flat parts but also very scenic in parts. This is what you’d get if you think about it: District 1 is bounded by Golden Gate Park, the Ocean and the Presidio. The other hallmark of the Richmond as of District 1 is that mass public transit is weaker here as there’s no BART, no MUNI light rail line. This puts a lot of stress on the big thoroughfares like Geary, 25th Avenue, Park Presidio and California Streets.

Where the Sun Also sets — the Richmond, Sea Cliff and Friends: MLS District 1


Baker Beach. USF. Park Presidio. Big Houses. Good Eats. Golden Gate Park. Fog. Stucco. Pastels. Tile. Views. 

The Richmond (Inner, Central and Outer). On the north side of Golden Gate Park this area was settled before the Sunset. While foggier the streets are wider and curvy. Houses are bigger than the Sunset and average 3-4 bedrooms at least with parking. Some are stately and large Edwardian/Arts and Crafts single-family homes with some Spanish details like tile or stucco exteriors. There are various guises of rental buildings, 4-unit condos/flat. Most homes will have garages; beware scraping the bottom your car with steeper driveway entries.

The People: You’ll compete with families who have kids looking to locate in a location near to private and public schools.


Sea Cliff. Right at the tip of the San Francisco Peninsula near the Golden Gate Bridge, this exclusive neighborhood overlooks the cliffs of Baker Beach. Area views can be stunning and feature the Bridge, Marin Headlands and the ocean. The sunsets are amazing in the fall here. As you can guess this neighborhood is all about postcard views. Many homes have been turned into postcard houses but you will be able to snare a fixer once in a while but be prepared to pay top dollar whether it’s a fixer or finished. Streets are curvy and quiet. You’ll find bigger, grander homes on larger parcels so you’ll have detached homes too.

The People: Home to celebrities, old money, new money, financiers, and people with ‘homes around the world,’ the views and prestige draws people in. Public transit is not the primary concern when folks park their spare BMW on the street.

The Lake District People who live here love it here. While this neighborhood is further removed from the central core of the City the neighborhood still has a tight-knit feel. The streets feel broader and wider with a large numbers of 2-unit buildings that are either condos or income properties; large apartment buildings, most with garages on the street level. As you get closer to the Presidio and to Land’s End you’ll find some large, if not stunning houses. Most structures here are stucco and older.

The People: A diverse mix of professionals and long-time residents.

Jordan Park Focused around the CPMC Hospital/medical center on California this neighborhood wedges itself between USF, the Richmond and the Presidio. You’ll have big single-family homes with Spanish-Mediterranean details that may be detached with some having been upgraded; you’ll also get some townhomes and some condominiums mixed in with older-inventory rental buildings.

The People: A diverse mix of professionals, students and long-time residents.

Laurel Heights. Some of the prettiest homes and streets can be found here as you get closer to Presidio Heights. Cute shopping, more strollers and a good vibe means prices are more here. Development is coming where the current UCSF campus is however. So stay tuned.

The People: A diverse mix of professionals and long-time residents + families.   

Lone Mountain. As its name implies this area is a little, well, lonely. Single-family houses with multi-unit buildings that cater to people living here but doing something somewhere else during the day. You’ll get families, professionals, student renters who mostly have cars. There are occasional gems, hidden views and blocks in the area, so be on guard

The People: A diverse mix of professionals and long-time residents + families.   



Current MLS Sales Data:


The Skinny:

  • In 2015, 192 single-family homes sold in District 1 at an average of $1.919M in 21 days (median was $1.65M, 15 days), with the average house having 3 beds 2.3 baths with 2,159 sqft.
  • Meanwhile, in 2015, 130 condominiums sold in District 1 at an average of $1.114M in 29 days (median was $1.087M, 23 days), with the average condo having 2 beds 1.74 baths with 1,392 sqft.

Welcome to Bernal Heights

Voted as one of the best neighborhoods in America, Bernal Heights is a diverse neighborhood with a lot of variations. Let Kevin+Jonathan of Vanguard Properties tell you about it.

San Francisco’s Sunset District as told by Kevin+Jonathan, Vanguard Properties: MLS District 2

Learn about the Sunset District in San Francisco, one of the City’s largest neighborhoods with Kevin Ho and Jonathan McNarry, Vanguard Properties from the weather, the houses and the people — with map!

San Francisco’s District 4 – Miraloma Park, Sunnyside and More as told by Kevin+Jonathan, Vanguard Properties

Learn about the middlemost district and one of the more curvy and potentially scenic of the MLS Districts in San Francisco, Miraloma Park, the Sunnyside, Westwood Park and many more that District 4 covers with Kevin Ho and Jonathan McNarry, Vanguard Properties. You’ll learn about the weather, the houses and the people — complete with map!

Even locals may not know these San Francisco neighborhoods ever existed – SFGate

Even locals may not know these San Francisco neighborhoods ever existed – SFGate. — Read on m.sfgate.com/news/article/SF-neighborhoods-you-had-no-idea-existed-12973721.php

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. 


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

Um Yeah, Can You Say Sellers’ Market?

Market Focus from the San Francisco Association of REALTORS, DECEMBER 2012

San Francisco Housing Market Remains Upbeat Throughout Holiday Season

quick stats

Single-Family Homes

Median Sales Price:
↓ $821,000

Active For-Sale Inventory:
↓ 516

Days on Market:
↑ 48


Median Sales Price:
↑ $772,000

Active For-Sale Inventory:
↓ 663

Days on Market:
↑ 48

Even though the city’s housing market has had to deal with month-after-month of low housing stock in 2012, it has not stopped a wave of motivated buyers from making San Francisco their home. Families have been rushing all year round to purchase and settle into their new homes, eager to take advantage of historically low interest rates, knowing that rental prices will only continue to rise.

Single-Family Home Sales

Compared to November of last year, the inventory of single-family homes for sale in the city fell by 38.1 percent, to a total of 516 properties. The number of homes under contract improved by 1.4 percent, while the number of homes sold also increased by 14.2 percent, to a total of 265 properties sold.

For homes that were priced below $700,000, the months of supply inventory dropped by 56.6 percent to a reading of 0.9 months. For higher-priced homes between $700,000 and $1.2 million, the months of supply inventory also fell, by 63.8 percent to 1.2 months.

(These exceedingly short time frames are indicative of a seller’s market, where sellers have more leveraging power over buyers who are all vying against a limited amount of properties.)

One region of the city that experienced a heightened boost of activity is in the northwestern section, more commonly referred to as the Richmond District, which includes such neighborhoods as Laurel Heights, Outer, Central and Inner Richmond and Sea Cliff. Since November 2011, the number of homes sold in this area jumped by as much as 64.3 percent, to a total of 23 properties sold.

With its close proximity to Golden Gate Park, Ocean Beach and the ethnic shopping corridors of Geary Boulevard and Clement Street, there is a never a shortage of activities to do here. Growing families will find the neighborhood vibe of the Richmond District and its abundance of turn-of-the-century Edwardian homes and stucco houses alluring. The median price for a home here is $1,280,888, which is up by a dramatic 49.8 percent from this time last year.

Another region of the city which continues to experience vibrant sales activity is in the area of San Francisco known as Twin Peaks West. Compared to this time last year, the number of homes under contract here moved ahead by 13.8 percent, while the total number of homes sold boosted by a whopping 100 percent, to 46 properties sold. Located in the mid-western part of the city, Twin Peaks West has a total of 16 neighborhoods, including the upscale and exclusive St. Francis Wood and Forest Hill, and the more approachable and family-friendly communities of Diamond Heights and West Portal. There is an array of architectural styles available for everybody here, from stately Spanish Mediterranean homes to charming craftsman bungalows. The median price for a home here is $950,000, which is up by 20.3 percent from November 2012.

Condominium Sales

Along with single-family homes, the inventory of condominiums for sale in the city fell by 36.3 percent, to a total of 660 condominiums. The number of condominiums under contract rose by 20 percent, while the number of condominiums sold increased by 25.1 percent, to a total of 259 units sold.

For condominiums that were priced between $500,000 and $900,000, the months of supply inventory tightened by 48.4 percent to a reading of 1.4 months. For luxury condominiums priced above $900,000, the months of supply inventory also dropped by 46.7 percent to 1.6 months.

One area which saw a robust increase in condominium sales activity is in the Marina, Cow Hollow, and Pacific and Presidio Heights neighborhoods of the northernmost section of the city. Since November of last year, the number of condominiums under contract here increased by 43.5 percent, while the number of condominiums sold has also magnified by 54.5 percent to a total of 34 units sold. Successful professionals, both young and old, who prefer to live in what many consider to be “old San Francisco,” will find satisfaction in any of these four neighborhoods where luxury condominiums reside next to posh shopping destinations and unique restaurants. The median price for a condominium here is around $1,041,250, which is up by 12 percent from this time a year ago.


The consumer confidence index, which had increased in October, posted a moderate increase in November. The index now stands at 73.7, up from a reading of 73.1 in October.

Lynn Franco, Director of Economic Indicators at the Conference Board, says that, “The Consumer Confidence Index increased in November and is now at its highest level in more than four and a half years (76.4 Feb. 2008). This month’s moderate improvement was the result of an uptick in expectations, while consumers’ assessment of present-day conditions continues to hold steady. Over the past few months, consumers have grown increasingly more upbeat about the current and expected state of the job market, and this turnaround in sentiment is helping to boost confidence.”

CNN Money recently reported that, “In another sign of a housing market rebound, home prices posted the biggest percentage gain in more than two years in the third quarter, according to the closely followed S&P/Case-Shiller index. The 3.6% increase from a year earlier is more than three times the rise in the previous quarter and was the biggest jump in prices since the second quarter of 2010. But that 2010 rise was much more of a temporary blip caused by a homebuyer’s tax credit of up to $8,000 on homes purchased in late 2009 and early 2010. This latest rise comes as the housing market has shown numerous other signs of recovery in recent months. The rebound is spurred by a combination of record low mortgage rates, an improving jobs market and a drop in foreclosures to a five-year low, reducing the supply of distressed homes available. There is also a tighter supply of both new and previously owned homes on the market. The improvement in housing market fundamentals have helped to lift the pace of both home sales and home building.”

According to USA Today, “Apartment rents will go up again next year for the fourth consecutive year as the economy improves—good news for landlords but tough on renters. Rents for apartments—which make up about half of all rental housing—will jump 4.6% nationally next year after a 4.1% increase this year, the National Association of REALTORS® predicted Monday [November 26, 2012] in its commercial forecast. Rents will keep rising, more than 4% a year for 2014 and 2015, says market researcher Reis.”

From the SF Chronicle, “San Franciscans appear to have avoided slashed library hours, surging swim lesson fees and fewer street sweepers, at least in the near term. The city has a projected deficit of $129 million for the fiscal year that starts July 1—the lowest shortfall in five years and one that isn’t expected to mean draconian service cuts, according to budget projections that Mayor Ed Lee’s office released Tuesday [December 11, 2012]. San Francisco’s improving fiscal picture is due to a recovering economy and the early effect of reforms implemented in recent years, including two-year budgets and pension program changes, officials said.”

Tuesday’s Tour today!

Take a look at what I am seeing today. There looks to be a whole slew of new listings in district 5 and two and nine. If there’s anything you want me to see let me know right away.




What’s on Tour on Sunday and Tuesday

Take a look at the two-bedroom homes I’ve handpicked for my clients. And, after that, take a look at what’s on tour on Tuesday. Not too much I’m sad to say. Time to list!

Suggested Sunday Open House Agenda for 2 BR 4-1-12

Tuesday Broker Tour, April 3, 2012

Tuesday Broker Tour, April 3, 2012


Oh Ocean Beach, How We’ll Save Ya

A New Ocean Beach for You

Check out the new Ocean Beach Master Plan that charts course for future from the The Ocean Beach Bulletin
Read it


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