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

65 Hermann #3, Dining Room

Slide 65 Hermann No 3 Dining and Kitchen Slide 65 Hermann Slide 65 Hermann Slide 65 Hermann now selling KEVIN K. HO + JONATHAN B. MCNARRY PRESENT residence 3 65 HERMANN STREET the architect’s home Vanguard Properties

EXCLUSIVELY BY:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 506536

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

NOW SELLING.

65 Hermann Street

residence 3

The Architect’s Home. A centrally located backdrop for life — and Instagram

An architect’s former home, residence 3 at 65 Hermann Street shows how to create an urban escape. Number 3’s owner did it right because you’ll feel eminently comfortable and relaxed as soon as you walk in. There’s a calm, warm and bright vibe waiting for you.

The 1-bed, 1-bath condominium features a deeded 75-sqft patio where you can tend to your plants or relax in the sun. There are wide-plank oak floors underfoot, a just-updated dual galley kitchen with new counters, stainless steel appliances and updated modern lighting throughout. The large living room can accommodate working from home easily, its large wall space and gallery lighting where you can display your favorite pieces of art (or hang a giant tv). The subway-tiled bathroom is generous as is the bedroom and its large closet. This home has quality, location and convenience.

While you have a deeded parking space, you may not need it given that you’re at the intersection of Duboce, Hayes Valley and the Lower Haight, three of the most vibrant and interconnected neighborhoods in the City with transit, biking and driving options at your leisure.

LISTED AT:

$749,000

 

Photos
The Photos

Photos
The Property Video

Photos 360
A 3-D Tour

Because virtual tours are all the rage (by necessity) these days, here’s the tour for Unit 305. It’s pretty neat and accurate. Note: Mr. Raffi (the black lab) is excluded from the sale).  [This tour will expire by late 2020]

Photos zoom_out_map
The Floor Plan

The general layout of Unit 3. This is only an approximation and this is one of those spaces where you need to be there in person to appreciate it fully.  

The Floor Plan

Photos location_searching
The Location

Where three neighborhoods — the Castro, Lower Haight and the Market-Mission corridors meet — you can't get more central than this. 

Want to Sell or Buy Something Similar? 

We know the area well and know what buyers and sellers want. Go ahead, ask us more.

Our Other Listings

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

Buy Now

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

Condos

In Contract: 32 Dorland, San Francisco | MLS 501033 $1,995,000

Buy Now

Some of Raffi’s Other Property Tours

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. 

Privacy Cookies. Mmm. Cookies. 

We’ve been told that our website may be using cookies — the electronic ones — not the ones that Cookie Monster loves. These cookies, tracking pixels and related technologies are small data files that emanate from our server or platform and are stored on your device or browser.

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.

©  2011-2020, Kevin Ho, Jonathan McNarry, RTI, Inc.

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

SF Chronicle Sound-Off Q+A: Impact a Second Corona Spike on San Francisco’s Housing Market Considered with Kevin+Jonathan

A Second Wave's impact on San Francisco's housing market

Kevin+Jonathan In and On the Media

Kevin+Jonathan on the media

SAN FRANCISCO CHRONICLE Q+A

The San Francisco Chronicle asks expert area realtors questions every week for their Sound-Off segment found in its Sunday Real Estate Section. The online counter part appears on SF Gate. We've been asked to contribute and do so fairly often, which is what you're seeing here.  

Q: How do you expect the recent spike in COVID-19 cases to affect the Bay Area’s housing market?

A: Since COVID started, many aspects of the Bay Area’s housing market stayed the same: it still costs about $1,000 per square foot to buy a home in San Francisco. People are still buying and selling.

Lenders are still lending (at very low interest rates). But it’s also changed: There are fewer transactions overall. Prices have stayed strong for houses but dipped a bit for condos. And there are no open houses.

The latest spike in COVID-19 cases will impact the housing market like everything else: it’ll interrupt our slow crawl towards a semblance of normalcy. You won’t be able to stumble upon an open house while out one weekend for a long while.

But the spike stresses why it’s even more important to work with good agents especially now.

Private appointments that agents facilitate are the only way to see a property for sale in person. More important, because COVID has really highlighted what “home” means to people, who better to help guide people with expertise, perspective and context sorely needed now than your friendly agent?

The online version of this was published on July 5, 2020 while the print version was also published on Sunday, July 5, 2020. Find the online version here.

A Second Wave's impact on San Francisco's housing market

For More Sound-Off Snippets...

 

SF Chronicle Sound-Off Q+A: Still Busy During Covid with Kevin+Jonathan

Even during a Pandemic, people need to buy and sell houses and properties. See why it’s been such a busy market in San Francisco with Kevin Ho and Jonathan McNarry of Vanguard Properties, the largest, locally owned and operated boutique brokerage in the Bay Area.

SF Chronicle Sound-Off Q+A: Impact a Second Corona Spike on San Francisco's Housing Market Considered with Kevin+Jonathan

How has another wave of Corona-19 cases impacted San Francisco’s housing market? It’s emphasized how important it is to be working with professionals like Kevin Ho and Jonathan McNarry of San Francisco’s largest, independently owned brokerage Vanguard Properties.

Kevin Quoted in Mission Local: “Real estate market in the Mission appears to recover, for now - Mission Local”

“A lot of renters have become buyers,” observed real estate agent Kevin Ho. “All the talk of exodus — that’s the headline-grabbing news — but the real news is that a lot of buyers have a little more affordability. And a little more balance to the market allows them to own a piece of San Francisco.”

Ho said more of the buyers right now seem to be people who want to live in the home they’re purchasing, rather than using it as an investment. He said some of the recent changes to the law around tenant protections and rent forgiveness might be having an impact, and investors “don’t necessarily want to assume that risk.” In Mission Local.

Kevin on KTVU-2 Talking About Corona and SF Real Estate

San Francisco real estate and the coronavirus/COVID-19 as discussed by Kevin Ho of San Francisco’s Vanguard Properties, the leading locally owned luxury brokerage for the San Francisco Bay Area. The forecast is optimistic, the question is when.

Top Places for LGBTQ Folks to Live—and It's Not Just NYC and San Francisco | realtor.com

Talking about destination neighborhoods for LGBTQ folks, Kevin Ho of Vanguard Properties discusses how the Castro in San Francisco’s Eureka Valley, stacks up compared to other destinations and why it has a unique appeal.

SF Chronicle Sound-Off Q+A: On Setting a List Price with Kevin Ho + Jonathan McNarry

Setting a property’s list price or better yet trying to find a property’s real market value is always tricky especially in high-value and competitive markets like San Francisco. See how Kevin Ho and Jonathan McNarry, top-ranked agents at San Francisco’s luxury boutique brokerage Vanguard Properties handle the question in the San Francisco Chronicle’s Sound-Off Section

San Francisco Chronicle's Sound-Off: What Can Buyers Do To Help Their Agents with Kevin Ho+Jonathan McNarry

Getting into San Francisco’s real estate market can be daunting, but don’t worry, Kevin Ho and Jonathan McNarry have a map.

SF Gate's Sound Off: Will the 49ers playing in the Super Bowl affect open houses this weekend? 

We compare how San Francisco real estate stacks up against its Super Bowl rivals Baltimore and Kansas City. It’s not even close.

2020 welcome

LEARN HOW NOW → Put Expertise at work for you. Kevin+Jonathan Top 1% San Francisco Real Estate Agents We had a wonderful experience working with Kevin, Jonathan, and Raffi. We have and will continue to recommend them to anyone who is looking to buy or sell a home in the Bay area. They are clearly experts in their industry.

One of their many strengths is breaking down the many steps of purchasing a home into simple easy to understand terms. Their advice was always considerate, honest and supportive.

— Ross+Rhea , Buyers, Industrial Design + Tech, Castro/Eureka Valley/Mission Dolores, who, after a few bids, beat out higher offers here as the seller’s agent knew we’d get the job done.
bespoke real estate for buyers and sellers
Start Right Here → It’s Time to Change Your Life Kevin+Jonathan Kevin K. Ho, Esq. + Jonathan B. McNarry Kevin and Jonathan helped us find (and close!) on our dream house!

We talked to a number of buyers’ agents, however Kevin and Jonathan really stood out. Not only did they answer all our questions with their wealth of online information, but also taught us what to look for (and what to watch out for) in person as we toured homes with them.

Once we found *the home* they helped us craft an amazing pre-emptive offer that landed us the house. After we were under contract, Kevin and Jonathan handled all the little details, allowing us to close in under 2 weeks!

With all the people we interacted with in the home-buying process, Kevin and Jonathan are our top recommendation.

— Kitt and Jonathan, Buyers, Tech + Internet Architecture, Bernal Heights
San Francisco is beautiful START WITH KEVIN+JONATHAN NOW → Make the right move. Kevin +Jonathan On Top of San Francisco Real Estate When I had my first phone conversation with Kevin and Jonathan, my gut told me that THIS is the team I want to work with when the time came for me to sell. I didn’t even bother interviewing other agents. They worked with me on both selling and buying transactions and the results speak for themselves.

If there was one word to describe my experience with Kevin and Jonathan, it’s ”smart.” They know the current market environment and also helped educate and guide me to getting both buying and selling done.

— Clodel, Seller and Buyer, Retail Apps.,SoMa + Excelsior
TIME TO GET STARTED → Always Be Supported Kevin+Jonathan Top 1% San Francisco Real Estate Agents Kevin and Jonathan are a fantastic team. I found them via Yelp and, for once, the superlative reviews were accurate. They helped me sell my place in less than a month for a great price. They answered all my questions, gave me proactive suggestions, and never once left me hanging.

— Mary W., Seller, Government, the Richmond District, whose property sold in a week, over asking after she followed our prep plan.
Raffi in Glen Canyon GET GOING WITH KEVIN+JONATHAN NOW → Understanding the emotional. Kevin +Jonathan San Francisco Real Estate Can Be Amazing We had such an amazing experience with Kevin purchasing our first home in a crazy competitive market like SF. We visited together some homes we liked and we were really impressed by his knowledge and as well helping us guiding through the process. Kevin did a fantastic job being there for us almost 24/7 with all our questions. He made the process so easy for us and beyond just getting the place — provided us with very thoughtful curated information what we need to know as homeowners.

We trusted Kevin right from the beginning and his combination of being very professional, knowledgeable but at the same time understanding the emotional side that we went through purchasing the home. This was truly an amazing experience

— Oliver + Janette, Buyers, Tech/Industrial Design, The Richmond, a pre-emptive offer that saved time and money

What Do You Want to Accomplish in San Francisco Real Estate? 

Hi, we’re Kevin Ho and Jonathan McNarry — partners in life and in business. With our real estate super dog Raffi, we are expert, dedicated, and top-ranked San Francisco real estate agents at the City’s largest locally owned brokerage, Vanguard Properties. 

We really love what we do and know our clients — both buyers and sellers, who often become our friends — do too.  We live and breathe real estate 24/7. We are homeowners, dog dads and among the top agents in the City working with buyers and sellers from all walks of life. We regularly appear on the news as real estate experts and are frequent contributors to news outlets like the San Francisco Chronicle, Curbed SF and Realtor.com.

We love what we do and we live and breathe real estate 24/7. More importantly our clients love what we do too.

 

THE WAY WE SEE IT:

Real estate is also about changing your life (for the better).

Buyer or seller, experienced or first-timers, fixer or finished to perfection, big budget or smaller budget, today or tomorrow (or, perhaps, and tomorrow), we resolutely meet and usually best our clients’ real estate goals. We like to think of ourselves as your brokers for life. 

In case you couldn’t tell, you’re in the in the right place if you want engaged, personable, and energetic San Francisco real estate. We truly care about our client’s lives and well-being and use our experience and knowledge from hundreds of millions of dollars of sales to our client’s advantage every day. 

It’s time to begin.

Kevin K. Ho, Esq. 

[email protected]

415.297.7462 

dre 01875957 | sbn 233408

Jonathan B. McNarry

[email protected]

415.215.4393

dre 01747295 

Raffi McNarry-Ho

(sorry, Raffi does not email or text) 

Just as every property is unique, so is each client experience

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1
Shall We Begin?

So tell us...

Conversely, you can call or text us at (415) 297-7462 or (415) 213-4393

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San Francisco Unlocked and Unblocked — Block by Block. 

We drill down to the neighborhoods, the side of the street you're on, which way the wind blows at 4:00 a.m. and p.m. to help our clients — who are both buyers and sellers, first-timers, veterans to the market and repeat — understand the variety, nuance and micro-markets that fit into our 7-mile-by-7-mile slice of the world.

TOP 

1

PERCENT

Thanks to our devoted client base and their referrals and repeat business, we've been able to rank in the City's top echelon of agents for many years. We always remember that our success is rooted in our clients' success. We're in this together. 

Mr. Raffi McNarry-Ho.

(The Black Lab)

San Francisco has its very own real estate dog. Whether Raffi is helping our buyers sniff out the competition or our sellers out by looking his friendly self, Raffi does his part in Kevin+Jonathan's success.  

Forward Thinking.

Local Experts with A Global Reach.

We could be working with any brokerage in San Francisco or even be an independent one. But we chose to align with a company that is distinct, special and successful — Vanguard Properties. The (last) locally owned and operated major brokerage in San Francisco, the firm has deep roots in the LGBT community, new development and the community at large. 

What's it Like to Work with Kevin+Jonathan?  

Importantly, Kevin and Jonathan had great suggestions and advice on making our offer compelling, helping us secure the property we really wanted despite not being all-cash nor the highest offer!

Ross & Sarah, Successful Buyers and Homeowners of a Noe Valley Single-Family Home, who later remodeled and updated their home. Ross and Sarah also referred many other happy buyers — many of whom are also now homeowners thanks to Kevin+Jonathan. Also pictured, Mr. Raffi pays a follow-up visit to the growing family.

We love what we do.

But more importantly, our clients love what we do too. 

Yes, other San Francisco agents seek to work with us and our clients because they know we will follow-through and stay true

Kevin and Jonathan helped us sell our home in the Lower Haight, and they were fantastic! We seriously cannot recommend them enough. Kevin and Jonathan are knowledgeable, savvy, hands-on agents who are worth their weight in gold! If you need to buy or sell, WORK WITH THEM! They CARE about their clients as PEOPLE.

From the beginning stages of brainstorming ideas, to the execution and final sale, Kevin and Jonathan were with us every step of the way. They knew exactly what needed to be done and who to talk to, whether it be design, painting, hiring contractors or staging.

They were also incredibly knowledgeable about the market and what potential buyers would be looking for. Once the sales process was in play, it quickly became apparently that Kevin and Jonathan know how to run a competitive process. They sold our property and helped us get an amazing return.

LJ & Lawrence, Personal Consulting and Gaming, Sellers, Lower Haight, who followed our advice on strategic remodeling and updates to realize a gain of $740,000 in just two years.

Respected In the Community (of Other Agents)

About 10–20 percent of real estate agents in San Francisco account for 80 percent of all the transactions that take place in the City. This relatively small community is one full of so many types of personalities, approaches, style and practices. To stand out among this community takes experience, courtesy and professionalism that form the basis of a solid reputation. 

Other Agents Want to Work with Us And Our Clients

It’s nice to be held in high regard or esteem by co-workers (and even competitors), right? Our clients benefit from our great reputation among the agent community. And yes — it really does make a difference as to who your representation is.  

PRESENTATION + PACKAGING

We always remember that other agents and their clients are our audience as well who need to be seen, acknowledged and engaged.

{One of the Best Open Houses in 40 Years}

I must say that your entire property from stem to stern, showed Spectacular! ... In any event, everything was extremely well balanced — the pictures, art work, mirrors, window treatments, lighting fixtures, interior & exterior paint jobs, back yard, and the total ambiance that the two of you created in your presence with your cordiality & friendly personalities, made this one of the best open house presentations that I have ever experienced in 40 years as a Realtor!

Long time Noe Valley agent 

(Unsolicited feedback about our listing at 1617 Church Street, which saw our clients realize a nearly $450,000 gain (35%) in 2 years without major renovations, just better preparation that we personally supervised) 

Yes, other San Francisco agents seek to work with us and our clients because they know we will follow-through and stay true

Agents Have Good Memories. Let’s Make Those Fond Ones, Shall We? 


We received a lot of good offers… but based on our past relationship and how smoothly it went, I pushed for your offer.

Listing Agent, San Francisco, Corona Heights

(Our buyer won an attractive Corona/Castro property by beating out 2 other competitive and similar offers)


Your clients got the property because of you!

Listing Agent, San Francisco, Haight District

(Our buyers won and beat out 1 other similar offer)

 

I presented your clients offer to my sellers and told them about you in particular and encouraged them to go with you.

Listing Agent, San Francisco, Eureka Valley

(Our buyers’ carefully crafted preemptive offer was accepted instead of going to market, where property would have sold for more most likely)

Our Current, Recent and Past Client Sales and Successes

Typography is the art and technique

Typography is the art and technique of arranging type to make written language legible, readable and appealing when displayed. The arrangement of type involves selecting typefaces, point size, line length, line-spacing (leading), letter-spacing (tracking), and adjusting the space within letters pairs (kerning).

Information Made Pretty (and) Accessible

We believe success is by design. Speaking of design, we love design in all its forms, including graphic design, which we love doing. Take a look at how we present information in the way we, well, present information. 

Hard to believe that we finished the renovation just about a year ago. Mr. Raffi was an excellent foredog/supervisor. #kevinandjonathan @subzero #kitchenlighting #kitchenlightingideas @alloyled @muutodesign @gdb_official ...

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The Painted Ladies from a higher-up perspective which is a block away from our latest listing; stay tuned for details! #paintedladies #alamosquare #kevinandjonathan #dji #mavicair2 #sanfrancisco ...

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Now that is a sunny and happy house if I’ve ever seen one. #missiondistrict #victorian #exteriorpainting #sanfranciscorealestate estate ...

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Just outside of Harvey milk‘s camera shop in the Castro, Raffi pays his respects to #RBG ...

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ABC 7: Kevin Talks About the Market Impact of San Francisco’s Millennium Tower’s Upcoming Fix

Kevin being interviewed.

I N T H E N E W S

A Monumental Fix for SF's 'Sinking' Tower

Kevin is interviewed by ABC7 Bay Area about the latest chapter in the Millennium Tower (301 Mission Street) saga a $100M fix where more than 200 pylons are to be driven into the ground to prop up the leaning luxury skyscraper. (If the story doesn’t play for you, click here).

Kevin’s experience as a reporter meshes well with his real estate experience and tendency to stay current on what’s happening in San Francisco real estate. This makes him and Jonathan the perfect market experts for reporters to call when newsworthy items pop up, which is a great attribute for their clients to have at their disposal. 

Kevin being interviewed.
Kevin Ho is interviewed with ABC7 Bay Area about a development in one of the biggest stories to hit San Francisco real estate at the Millennium Tower (301 Mission Street).

More Media Coverage 

SF Chronicle Sound-Off Q+A: Still Busy During Covid with Kevin+Jonathan

Even during a Pandemic, people need to buy and sell houses and properties. See why it’s been such a busy market in San Francisco with Kevin Ho and Jonathan McNarry of Vanguard Properties, the largest, locally owned and operated boutique brokerage in the Bay Area.

SF Chronicle Sound-Off Q+A: Impact a Second Corona Spike on San Francisco’s Housing Market Considered with Kevin+Jonathan

How has another wave of Corona-19 cases impacted San Francisco’s housing market? It’s emphasized how important it is to be working with professionals like Kevin Ho and Jonathan McNarry of San Francisco’s largest, independently owned brokerage Vanguard Properties.

Kevin Quoted in Mission Local: “Real estate market in the Mission appears to recover, for now – Mission Local”

“A lot of renters have become buyers,” observed real estate agent Kevin Ho. “All the talk of exodus — that’s the headline-grabbing news — but the real news is that a lot of buyers have a little more affordability. And a little more balance to the market allows them to own a piece of San Francisco.”

Ho said more of the buyers right now seem to be people who want to live in the home they’re purchasing, rather than using it as an investment. He said some of the recent changes to the law around tenant protections and rent forgiveness might be having an impact, and investors “don’t necessarily want to assume that risk.” In Mission Local.

Kevin on KTVU-2 Talking About Corona and SF Real Estate

San Francisco real estate and the coronavirus/COVID-19 as discussed by Kevin Ho of San Francisco’s Vanguard Properties, the leading locally owned luxury brokerage for the San Francisco Bay Area. The forecast is optimistic, the question is when.

Top Places for LGBTQ Folks to Live—and It’s Not Just NYC and San Francisco | realtor.com

Talking about destination neighborhoods for LGBTQ folks, Kevin Ho of Vanguard Properties discusses how the Castro in San Francisco’s Eureka Valley, stacks up compared to other destinations and why it has a unique appeal.

SF Chronicle Sound-Off Q+A: On Setting a List Price with Kevin Ho + Jonathan McNarry

Setting a property’s list price or better yet trying to find a property’s real market value is always tricky especially in high-value and competitive markets like San Francisco. See how Kevin Ho and Jonathan McNarry, top-ranked agents at San Francisco’s luxury boutique brokerage Vanguard Properties handle the question in the San Francisco Chronicle’s Sound-Off Section

San Francisco Chronicle’s Sound-Off: What Can Buyers Do To Help Their Agents with Kevin Ho+Jonathan McNarry

Getting into San Francisco’s real estate market can be daunting, but don’t worry, Kevin Ho and Jonathan McNarry have a map.

SF Gate’s Sound Off: Will the 49ers playing in the Super Bowl affect open houses this weekend? 

We compare how San Francisco real estate stacks up against its Super Bowl rivals Baltimore and Kansas City. It’s not even close.

Curbed SF: Why Do Some Realtors Use “Eureka Valley” Instead of “Castro”? – Curbed SF

Kevin Ho talks about why the Castro is its own neighborhood with Curbed SF

SF Chronicle: Q+A: How Do Agents Get Each Other’s Attention?

How do agents learn about each other’s property listings in San Francisco? Explore the ways with Kevin Ho and Jonathan McNarry of San Francisco’s leading locally owned brokerage Vanguard Properties.

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

How to buy the right home in San Francisco while honoring your budget and priorities? Start by hiring Kevin Ho and Jonathan McNarry, top producers, REALTORS with San Francisco’s Vanguard Properties, the leading locally owned luxury brokerage.

San Francisco Chronicle: Q+A: How Has the Internet Impacted Real Estate By Kevin Ho + Jonathan McNarry (Jan 20, 2019)

The intersection of the Internet and real estate has made it even more important to have experienced agents like Kevin Ho and Jonathan McNarry whose perspective and deep familiarity with San Francisco markets help their clients win in the City’s competetive markets.

Curbed SF: Why Do Some Realtors Use “Eureka Valley” Instead of “Castro”? – Curbed SF

I N C U R B E D S F

Realtor Kevin Ho explains to Curbed SF, “Eureka Valley encompasses the broader real estate subdistrict of District 5…the city has many more micro-neighborhoods than the realtor maps dare depict and this is just one more example of that.” When asked to get more granular, Ho tells us the distinction between Castro and Eureka Valley with the following specifics: “Eureka Valley refers to the hillier, tree-lined streets…

Source: Why Do Some Realtors Use “Eureka Valley” Instead of “Castro”? – Curbed SF

Live SF Real Estate Stats – What‘s Happening in YOUR Neighborhood from Kevin Ho and Jonathan McNarry – Live Real Estate Sale Price Data

[stack_hero_video image=”12340″ mpfour=”https://www.kevinandjonathan.com/wp-content/uploads/2019/07/stats-for-sf.mp4″]

How's the Market Doing In Your Neighborhood?

Yes, there are ups and downs from time to time but the trend is positive

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Market Data for Our MLS Districts

All the data that’s fit to syndicate:

Click below for live median sale price data sorted by San Francisco’s real estate districts. The data stream is constantly updated.

SUMMARY:

Our market’s growth recovered after its low of 2011/2012 and has averaged a 6-7% growth rate over the last 30 years. As of 2020, we’re seeing the following:

  • Prices for iconic neighborhoods on the north side are always strong, but the luxury, ultra-high-end properties ($10 million or above) are taking longer to sell. But when properties sell up north they usually start in the $1,500/sqft+ range — all the way up to well past $2,000/sqft range.
  • Prices show that inventory is still tight for the middle districts (all the Valleys — Cole, Hayes, Eureka, Noe, the Haight, Mission Dolores, Duboce Triangle, Glen Park, Potrero, Bernal Heights with average prices starting in the $1,100+/sqft range
  • More residential neighborhoods — i.e., where single-family houses dominate, the Sunset, Richmond, Excelsior — were seeing lots of buyers out at open houses with multiple offers for fixers, done-up houses, etc. Price ranges vary far more because of the sheer number of houses and the finish level variation you would expect to find — anywhere from $800/sqft up to $1,500/sqft+ The closer a property is to the central core (the Inner Sunset, Inner Richmond, West Portal, Inner Parkside) the more expensive.
  • Luxury/high rise living is still strong in the South Beach/Rincon/Mission Bay area with sales take a little longer than houses but prices staying consistent with gradual appreciation.
  • COVID-19 — San Francisco was one of the first places to issue a shelter-in-place order in mid-March. As a response, available inventory declined by 50%. That said, ‘off-market’ statuses like ‘coming soon’ and ‘hold’ have swelled on the MLS. These are agent-only statuses not available for public consumption. Similarly, off-market venues like Top Agent Network and Aalto (which were to be disrupted by MLS rule changes in April/May 2020), have seen a marked increase in usage and listings. Watch Kevin discuss the methods and prospects for buyers and sellers in San Francisco on the evening news here.
  • As previous pandemics have shown (the Spanish flu in 1918, another in the 1950s and, more recently, with SARS), a recent Zillow study of historic real estate sales data show that the number of transactions will decline (obviously) but home prices stay consistent so by when the all-clear is given the real estate market will pick up where it left off. Therefore, hold onto your seats for a busy summer and fall 2020.

What other trends do you see? Is there something you want us to research? Let us know and we will talk it over with you.

Sales Prices vs Events in History for San Francisco Real Estate

District 1: The Northwest

San Francisco's MLS District 1

The Richmond, Sea Cliff, Lake Street, Laurel Heights

District 2: The West

San Francisco's MLS District 3

The Sunset, Parkside, Golden Gate Heights

District 3: The Southwest

San Francisco's MLS District 3

Pine Lake Park, Ingleside, Merced

District 4: The Hilly Middle

San Francisco's MLS District 3

Miraloma Park, St. Francis Wood, West Portal, etc.

District 5: The Sunny Middle

San Francisco's MLS District 5

Noe, Eureka, & Cole Valleys, Ashbury, Corona, & Dolores Heights, Mission Dolores

District 5: The Sunny Middle

San Francisco's MLS District 5

Noe, Eureka, & Cole Valleys, Ashbury, Corona, & Dolores Heights, Mission Dolores

District 5: The Upper Middle

San Francisco's MLS District 6

Hayes Valley, NoPa, Alamo Square, Lower Pacific Heights

District 7: Iconic SF, Part 1

San Francisco's MLS District 6

Presidio + Pacific Heights, Cow Hollow & the Marina

District 8: Iconic SF, Part 2

San Francisco's MLS District 6

Nob, Telegraph, & Russian Hills, North Beach, etc.

District 9: The Expansive South

San Francisco's MLS District 9

SoMa, Bernal Heights, Potrero Hill, Dogpatch, the Inner Mission, South Beach, etc.

District 10: The Southeast

San Francisco's MLS District 10

Excelsior, the Portola, Silver Terrace, Bayview, etc.

Now that you’re enlightened with market data, let’s see what’s next. 

BETTER BUYING Finding, assessing and winning properties SMARTER SELLING Presenting and selling properties at their best INSIDER PERSPECTIVE The big-picture understanding fundamental to success NETWORK ACCESS A+ referrals, off-market opportunities and more Our Services More Than Buying + Selling We will give you access to better online tools that will enhance your property search along with the inherent benefits you get when working with us — a pair of experienced, respected and dynamic agents (and our dog).

Sold: 156 Upland Drive, San Francisco | MLS 486620

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Vanguard Properties

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

proudly present

156 Upland Drive

Updated Mid-century View Home

sold.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 486620

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

NOW SELLING: 156 Upland Drive, San Francisco

The youngest of the homes on this rare block, 156 is a prominently set, detached and updated quiet home. With more than 2,300 sqft of living space over 2 levels, a fully-stocked chef’s kitchen with stainless appliances, laundry room, wood floors, large closets, open floor plan, manicured yards,156 also has the sought-after 3-bedrooms-on-one-level floor plan with 2 bathrooms – with 1 en suite — on the main living level. The dining room’s large picture-frame window has a rare unobstructed ocean view. Similarly, the living room’s large south-facing windows let in volumes of light that illuminates the open-concept living + dining areas. A permitted ground-floor renovation added a family room, bathroom + bedroom with easy access from the home’s large garage along with system upgrades in 2015 with the ability to customize for years of enjoyment to come. With modern conveniences and a flexible floor plan with storage, this home will serve a variety of living arrangements for years to come. Combined with a central location in a quiet neighborhood near West Portal, the revitalized Ocean Avenue Corridor and 101/280, 156 offers a rare combination of location, value, views and more. 

 

Offered at:

$1,798,000

SOLD AT:

$2,015,000

CONTACT US.

Have a question? Want to setup a showing? 

Feel free to call or text us…

Kevin (415) 297-7462

Jonathan (415) 215-4393

BULLET POINTS.

  • 4 Bedrooms (3 Bedrooms on main level)
  • 3 Full Bathrooms ƒ Circa 1951, one of the last built on the block
  • 2,328 sqft of living area (per appraiser)
  • 2 levels, permitted lower level renovation (2015) that updated heater, water heater, added sump pump, and various systems
  • Jenn-Air stainless steel kitchen appliances (gas cook top, externally vented hood, french door refrigerator, oven, microwave), wine refrigerator, Bosch dishwasher, garbage disposal
  • Artificial turf front yard, private and landscaped backyard with deck
  • Dual-pane windows throughout (circa 2015, 2018)
  • Updated and new LED lighting throughout
  • Wood floors on main level, carpeted floors on lower level
  • Direct garage access to lower level family room
  • Dedicated laundry room with sink, large machines
  • Custom window shades (nearly new) for all windows

THE OPEN HOUSES.

Contact us for more information.

THE PHOTOS.

THE VIDEO WALK-THROUGH.

THE FLOOR PLAN.

156 Upland's Floor Plan

THE LOCATION. LOCATION. LOCATION.

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. 

Our $1,200/sqft San Francisco Market: A Read on the Market – April 30, 2019

Our $1,100/sqft Spring Market: San Francisco’s Real Estate Market’s Big Turn Around Thanks to the New York Times

Perspective from those who value properties professionally: the appraisers. How a single article might have sparked the 2019 San Francisco price surge. The coming IPO's impact on San Francisco Real Estate is already here.

The fact our listing in NoPa at 1608 Fulton Street went into contract just 4 days after we launched it on the MLS, should be indicative of the transformed nature of San Francisco’s 2019 market. Just last fall prices were slowing and properties were taking longer to sell. That’s because the stock markets fell, forest fires burned and literally choked the air outside and everyone was more focused on the midterm election.

This spring’s market couldn’t be more different with multiple offers and surging prices. We chatted with the appraiser who came to our listing today and here are some takeaways from our chat:

  • Comps (comparable sales) from last fall aren’t helping sustain or support this year’s sales,
  • Appraisers working today are really looking long and hard for comparable sales to justify current contract prices. While stretching last year’s sales data is one way of getting that task done, reaching out to other agents and appraisers for properties that are currently pending is the other way to do it.
  • As true with years past, no buyers (at least the ones who actually get houses into contract) are including appraisal contingencies in their offers.
  • Average per-square foot prices for properties under $2,000,000 in San Francisco are now hovering around $1,100/sqft with smaller units pushing into the $1,700/sqft range. We’re still not quite at the $2,000/sqft range…. yet.
  • And yes, the low-list price-crazy-contract-price game is still going on out there with agents still listing their properties for less than market value which is intended to draw attention and multiple offers competing with each other.

The reason for this big surge of purchases and prices?

The appraiser we talked to today attributes this push to that same New York Times IPO-about-to-hit-San-Francisco-real-estate article as being the trigger for this overnight transformation of our marketplace.

Indeed, buyers are taking the hint of trying to buy before waves of IPO monies are freed up, but as we’ve said before, that time is still in the offing.

What Does this Mean to Me?

Buyer or Seller alike will feel the IPO impact, ask us how.

So how might this surge impact your position? Ask us how. 

Sold in 4 Days: 1608 Fulton Street, San Francisco, CA | $1,500,000 | MLS 483886

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Vanguard Properties

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

proudly present

1608 Fulton Street

A Sunny Top-Floor NoPa Condominium

sold in 3 days.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

MLS No. 483886

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

SOLD: 1608 Fulton Street, San Francisco
Top-Floor NOPA Condominium

1608 Fulton is perched atop a handsome NoPa building that had a exterior facelift in 2018. 1608 is a sunny and serene 3-bed, 1 split-bath condominium that mixes its 1904 architectural details with modern conveniences like a laundry room, large kitchen with pantry, dual-pane windows and garage parking with storage. Ready for its next chapter, 1608 has been a warm and happy home with 9-foot tall ceilings, wood floors and newly updated lighting. There’s morning light and afternoon light as the living room faces south towards the Panhandle. Part of a relatively informal 3-unit HOA, 1608 comes with the best parking space in the building along with deeded storage area on the ground floor, but you can easily leave the car at home as 1608 has a 99 Bike score, 95 Walk score and a 78 Transit score with close proximity to the thriving Divisadero Corridor, USF and the Panhandle.

Offered at:

$1,295,000

SOLD: $1,500,000

How it sold: After following our marketing and preparation plan, our clients prepared their property for sale over the span of 3 months. All that effort and planning paid off as the property sold in just 3 days for well over list price and well over our clients’ expectations. 

CONTACT US.

Have a question? Want to setup a showing? 

Feel free to call or text us…

Kevin (415) 297-7462

Jonathan (415) 215-4393

BULLET POINTS.

THE PHOTOS.

THE FLOOR PLAN.

THE LOCATION. LOCATION. LOCATION.

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 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

The condo market’s 2018 cooling is over — San Francisco Business Times

The condo market’s 2018 cooling is over — San Francisco Business Times

Call it something in the air: Would-be condo buyers in San Francisco stuck to the sidelines last quarter, as market volatility and the city’s air quality from the Camp Fire likely chilled an otherwise-excellent year for condo sales.November was a slow month for the downtown market, with 579 closings amounting to a nearly 20 percent year-over-year drop from 2017… For the year as a whole, however, sale volumes rose by 6.5 percent.

READ MORE: San Francisco’s most expensive condos on the market in 2019 and why the condo market cooled toward the end of 2018 – San Francisco Business Times

How Did San Francisco Real Estate Fare in 2018?

How Did We Do in 2018?

Despite predictions of doom and gloom, the market held its own in San Francisco over 2018

Despite a slower November, San Francisco real estate still performed consistantly in 2018. If anything, the end of 2018 suggests that balance – long in sellers’ favor – may be returning to the market. If so, this should mean properties will take a little longer to sell with a little more variety out there. That said, demand still far outstrips available supply, which will be the case for many years to come, so that properties that are well-prepared or are otherwise special will sell quickly and strongly.

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