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Sold: 76 Fairfield Way, San Francisco | $1,302,800 | 491659

   

presented by:

Kevin K. Ho + Jonathan B. McNarry 

 

76 Fairfield Way 

A Large Opportunity With Big Western Views in Mt. Davidson Manor. First time on the market since the 1950s.

 

sold. 

Marketed By:

Kevin K. Ho, Esq. Jonathan B. McNarry

MLS No. 491659

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

SOLD.

76 Fairfield Way

Detached Mt. Davidson Manor Fixer House With Big Potential

76 Fairfield Way has a commanding and stately presence with western views nearly as big as the opportunity that 76 Fairfield presents its future owners. This fully detached, nearly 1,700-sqft, three-story home sits on a large parcel with a private and large backyard that could be home to your future terraced garden, gazebo, bocce ball court or outdoor dining room. The home dates from 1928 and retains some of its original features like coved ceilings, vintage wood floors, and formal dining room. There have been updates over the years but there’s still an undeveloped garage area to capture and opportunity to maximize the afternoon light the home gets. Located up the hill from a revitalizing Ocean Avenue and its new amenities, 76 Fairfield is less than 10 minutes away from 280, public transit (BART and MUNI), as well as City College and SF State.

Offered at:

$1,299,000

SOLD AT: 

$1,302,800

Buyer & Seller Represented.

Briefly.

Some interesting points you may want to know about the property.
  • 2 Oversized Bedrooms with 1.5 Baths
  • 2 Levels of finished living space, a third with potential on garage level 
  • Big views to the west 
  • Large sloped backyard ready for your vision
  • Fully detached structure (similar to those around you)
  • 1,698 sqft of living area (per tax records)(square footage will vary for many reasons depending on why the number is needed and who is doing the measuring)
  • Circa 1928
  • Parcel Size: ≈ 3,371 sqft
  • 1-car garage (internal access) with undeveloped workshop area with tall ceiling height (9+ feet)
  • Concrete foundation
  • New roof circa 2018
  • Relatively updated systems 
  • Proximity to BART, MUNI, 280, revitalizing Ocean Ave
  • Walk score: 84 (very) 
  • Transit score: 75 (excellent)
  • APN: 3281-032A  

The Photos.

In and around the property. Note: Mr. Raffi (the black lab) is excluded from the sale). 

The Layout.

The general layout of Number 76. Of course, these numbers are just rough and you'd need to measure yourself to get actual figures. 
Listed with Kevin Ho and Jonathan McNarry of San Francisco’s Vanguard Properties, 76 Fairfield Way has a stately + commanding edifice. This fully detached, Mt. Davidson Manor home sits atop Lakewood + Fairfield, has 3 stories and nearly 1,700 sqft with big west views to the Pacific and bigger potential. www.72-Fairfield.com (https://www.72-fairfield.com/) MLS 491659

The Location.

This isn't an area you might think of when thinking about San Francisco, but it turns out it's a nice one where the sellers grew up that is so very San Francisco.

Mr Raffi and Our Marketing — Our Famous Real Estate Dog in San Francisco

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How Much is That Doggie in the Window?

Our third team member — Mr. Raffi McNarry-Ho — adds even more value to our services and is most certainly excluded from any sale

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Being memorable is what most agents strive to be — cookies baking in the oven anyone? Being remembered fondly and positively is the rare combination that can be elusive. Yet this is something we have handled. Yes, you have two memorable and charismatic agents working on your behalf but our third team member — Raffi the Dog — seals the deal for sure.

Instead of cookies in the oven or balloons tied to the mailbox, Raffi makes a positive, warm and welcoming impression. Whether it’s in marketing collateral, at open houses or at appointments, Raffi’s calm and sweet temperament (as a former Guide Dogs for the Blind alum) he adds that special something that stands out in people’s minds so that agents and buyers will say that, “Yes, that’s right. That’s the house with the dog,” smiling as they say it.  

Are There More Dogs in SF than Kids?

Yes, according to media reports, there are more dogs in San Francisco than kids. 

According to the American Community Survey, in 2016 there were about 115,000 children under 18 living in the city. At the same time, San Francisco Animal Care and Control estimated there were about 120,000 to 150,000 dogs in the city.

Read and listen to the KQED story here.

Mr. Raffi's Congeniality Showcases the Properties He Helps Us Sell

(aka, shameless dog photos in pretty real estate)

Our Field Trip to 181 Fremont — Luxury in the Sky Under Construction

Landmark in Progress: 181 Fremont Street, San Francisco's SOMA District

Here are a few highlights of our trip to 181 Fremont’s showcase unit and the actual units themselves from this landmark building. It’s pretty amazing. Jonathan, who isn’t easily impressed, was impressed. And from seeing countless properties, new developments like the Lumina, Infinity, Pacific, St. Regis, One Hawthorne, Linea, BlancSF, V20, the Ritz-Carlton Residences, Millennium, and having lived in the then-premier SF property (One Rincon Hill) we can both say that this is really a special property and opportunity.

It’s Mixed Use

First, the development is being done by a noted commercial developer who brought a new, luxury, build-it-better perspective to residential real estate. There are about 30-40 floors of commercial office space, which was just leased by Facebook for some $35M/month, will be kept by the developer.

Next, the residential units take up the top 17 stories of the building with no more than 4 units on each floor all under 9-foot ceilings. The Penthouse level unit is available for a cool $42M. The units all have truly exceptional materials, finishes, fixtures and smart layouts. The views, well, the views are amazing too. The tech and green features are pretty special too: the building is LEED Platinum-certified (a first for a residential and mixed use building) allows for full-pressure water fixtures because 181 Fremont has a massive grey water capture system, the elevators are not only speedy but safe as they were designed with modern threats in mind as they have ’survival’ features like backup generates, reinforced steel elevator shafts and are sealed to prevent smoke from coming in during an emergency. Unlike its notable neighbor, 181 Fremont’s foundation is rooted down to bedrock and the super structure is steel with light and regular concrete floor plates. There’s a big mega-skeleton system that not only makes it resilient for earthquakes but also reduce the number of columns residents see in their units.

The Insides.

Amenities-wise is where 181 soars. There’s sound insulation between the units, between the levels and it is so very quiet in each space. The LED light fixtures are very high-end. The entry doors are so special with piano hinges, rare French hardware and the doors can open extra wide to move that piano you had to have in your place. Apart from that the marble, the museum, top-grade sheetrock, the Miele kitchens, the luxe marble bathrooms, French oak floors, power shades, speakers, brilliant oak divider panels, concealed heating and cooling, LED lights with smart controllers and windows that actually open. There are 55 residences for sale with an additional assortment of 12 accessory units (studios and junior 1-bedrooms) that are available for purchase to anyone who owns one of the 55 units. HOA dues range from $2000/month to $4000/month that cover such things as 24-hour in-staffed concierge desk, earthquake insurance, a rich amenities level, valet parking (an additional $500/mo fee).

From a separate ground-floor lobby, 7th-floor entryway to the 4-block long urban park over the new Transbay Terminal and the fact that amenities level is a sky lobby on the 52nd floor (there’s a numbering difference because of the commercial floors’ ceiling heights), the building departs from other luxe developments San Francisco has seen thus far. 181 really raises the bar. All units come with parking (even the accessory ones) that are valet (stacker units), and once the building is done, owners can sell the accessory units separately if they wish.

Buying Here… 

The first escrows and move-ins are scheduled for March and will run until summer 2018. Of the units they have left, we liked the C and D variants (no two plans are alike because the building tapers towards the top and the mega structure varies as it goes up the building) the most. The views are more interesting and the buildings in the sight lines are pretty much set while the skyline towards the east (toward the Bay Bridge) is still growing with the most notable example being the current bus terminal. The best units that balance price, views, amenities and dues are, in our opinion, range from the $3.2M range to the $4.25M range for 2 beds, 2 baths from about 1600-1800 sqft; 3-bedroom units go in the $4M-$5M. Because we used to work with one of the sales reps we’d like to say we have a bit of an in at the property!

Ask us to learn more. 

From the Showroom Unit

From the Hard Hat Tour

The Video

Sold: 1050 Los Trancos Road, Portola Valley, San Mateo County | Vacant Land with Plans

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Vanguard Properties

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

proudly present

1050 Los Trancos Road

Portola Valley
Dream Home Parcel + Plans
San Mateo County

The Perfect Setting for a Modern Californian Home

Vacant Parcel with Permit-Ready House and Site Plans

sold.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

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

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

SOLD: 1050 Los Trancos Road
Portola Valley Development Opportunity with Approved Plans

Idyllic + private, 1050 Los Trancos Road is an approximately 6,800-sqft undeveloped forested + quiet parcel. The San Mateo County Planning + Bldg Dept has issued a “ready to issue” permit letter for an open and bright 2,154-sqft, 3-bed, 2.5-bath house with 400-sqft deck and detached 400-sqft, 2-car garage. Sellers are providing those plans, permit applications, required studies and contact information for the various geologist, arborist).

While the property is in unincorporated San Mateo County, it has a Portola Valley address that is within the Portola Valley School District, which is one of the best school districts the Bay Area. The site is quiet and forested with valley vista views. While it’s tucked away from major traffic, the location is just 15 minutes away from Stanford and minutes away from 280. The parcel’s forested setting, which has been studied by an arborist, features mature Sequoia and Oak trees. Building on this parcel has been confirmed via geotechnical study + recommendations. The northeast-facing parcel measures approximately 95 feet long by 80-90 feet with municipal utilities from the street.  

The purchase will include the approvals from the County as well plans and drawings from San Francisco-based architects Winder Gibson, who are more than happy to assist the parcel’s new owners through the build process. The architects created a home that is modern yet restrained to honor this special setting. Preliminary general contractor estimates are also available. The home will have 10-ft ceilings on the main level and 8.5-ft top-floor ceiling heights which will also feature large windows, patio doors that let in the views and forested light.

Offered at:

$615,000

SOLD:

$575,000

MLS Listing Number: ML81687135

SFAR Listing Number: 465502

LINKS.

Official Links.

  • Search for the County’s Building and Planning Permits here. (Use the APN of 080082040)

 

  • See the area’s parcels in the subdivision map here. (Search for APN 08008040)

BULLET POINTS.

The Parcel.

  • Sloping, 6,800± sqft parcel with trees of varying sizes 
  • Aka Lot 57, Los Trancos Woods, Tract 1, Portola Valley, San Mateo County (no formal address assigned) 
  • Assessor Parcel Number: 080-082-040
  • Northeast facing, sloping parcel view treeline views 
  • Heavily shaded and forested parcel with canopy
  • Black Oak and Sequoia trees (among others) examined by arborist for site approval
  • Arborist study and report included with recommendations to reduce number of tree removals for construction
  • Extensive soils and geotechnical studies to confirm site is buildable by Murray Engineers, Inc., of Los Altos 
  • Detailed structural engineering plans and drawings completed for proposed structures by MacLeod and Associates of San Carlos
  • Parcel measures approximately 95 feet long by 80-90 feet deep
  • Parcel is located 15 minutes from Palo Alto and 30 minutes from San Francisco 
  • Sale includes contact information for various professionals, vendors and County staff

The House Plan

(Proposed and Approved) 

  • Permit-ready approved plans for a 2,154+ sqft single-family house, 400-sqft terrace and 400-sqft detached garage 
  • 2-story home with open-concept main floor that captures the views and setting with windows and patio doors 
  • 3 Beds, 2.5 Baths with large terrace, 10-foot and 8.5-foot ceilings, plenty of windows with a design that still preserves the area’s tranquil natural beauty ; 2-car garage is detached
  • Plans available for review and included with purchase, drawn and created by Winder Gibson Architects of San Francisco 
  • 3 general contractor bids/estimates for construction range from $1.2M-$1.5M with 1-year of construction estimate 
  • Plans and approvals were product of extensive approval process and Seller efforts that have taken at least 3 years of time  
  • Home is in the Portola Valley school district and will be connected to the West Bay Sanitary District (water + sewer) 

YOUR FUTURE HOME (VIRTUALLY)

If the above tour doesn’t load, then take a look at this virtual tour of the proposed house here.

The Photos.

THE PLANS

The Main Level. (Courtesy of Winder Gibson) 

Click the image for a PDF version.

The Upper Level. (Courtesy of Winder Gibson) 

Click the image for a PDF version.

For a full set of plans, please click below. 

 (Dropbox link)

THE SETTING.

FAQs.

Q: Why are the Sellers selling? 

A: The Sellers bought the parcel with the intent of building a modest house for themselves — a married couple with 2 children. The Sellers said that they intended the house’s scale to be modest. “It’s big enough for my family, but not blown out to maximize profit from development,” the Sellers said. “It will be full of light and air with a lot of open space and huge windows.” The design, by San Francisco-based architect Geoff Gibson of Winder Gibson, is contemporary but subtly so as the house is also meant to fit into the neighborhood, which is a mix of A-frames, contemporary Californian and updated rustic homes. Instead of building the house however, they ended up moving to Seattle for a job that was too good to pass up in 2015.

Given they were so far in the planning and application process the Sellers wanted to get all of the paperwork and approvals ready so that they could at least have the parcel ready for a new owner to build.   

Q: Is the Seller doing a 1031 exchange? 

A: No. There are no current plans to do so.  

Q What’s the address for the parcel?    

A: 1050 is merely a placeholder address number that we’ve used to make it easier to remember and for marketing. A future owner who completes the process can work the relevant authorities to issue a final address for the parcel.   

Q Are the plans included with the sale?    

A:  Yes, a license to the plans from the architect to the Sellers will be transferred to the new owners. The Sellers will provide those plans, applications and communications with the architect with the sale. They’ll also provide documentation, reports and contact information for the other professionals they retained to date in getting the site ready for construction. 

The Sellers will also provide contact information for the professionals they hired to complete the approval process. The Sellers will also provide contact information for relevant San Mateo County Planning and Building Department staff members who worked on the project’s approvals.  

Q: Is it possible to make changes to the plans and approvals obtained to date?  

A: While anything is possible with the right amount of money, effort and time, the Sellers advise that any change would likely require another round approval(s) with the County and require additional architect time.

Q: Does the parcel have access to utilities and municipal services?

A: Yes, water and sewer services as provided by the West Bay Sanitary District are available at the street. There is an “annexation” process that needs to take place with the District. Instructions about how that is done and a rate sheet from the District are included with the disclosures. The county’s Department of Public Works has granted an easement agreement that allows for these services to be connected to the mains which are located under the road. A copy of this agreement is attached to the disclosures, which you can request from Kevin and Jonathan.     

Q: Has a building permit been issued?  

A: Not yet. Because a permit needs to be acted upon within 6 months of issuance and because there are various fees and costs that need to be paid before a permit can be issued, and because the Sellers have no idea of what a future owner will do with the current approved plans the Sellers have not asked the County to issue the actual permits. But the County has issued a “ready to issue” permit notice which is the next-to-last step in San Mateo County’s approval process. The Sellers understand that the following steps need to be done before the actual permit for the current plans can be issued — sellers have not paid the fees associated with each step:

  • Application for and issuance of a water service permit and a sewer connection permit with the West Bay Sanitary District (e.g., complete annexation process and prepayment of those fees and the additional annexation fee of $70,000 approximately) 
  • Payment of school fees (Sequoia Union High School District)
  • Preconstruction site inspection for erosion control and tree protection plan (general contractor task, staff inspector)
  • Submission of the property’s fire sprinkler plan (a general contractor task) 
  • Payment of permit application fee (approximately $13,000–$14,000)

Q: The Sellers legalized the parcel, what else did they do?

A: The Sellers navigated the long approval process of getting the project approved, which is evidenced by the RTI (ready-to-issue) letter the Sellers received from the County meaning that the County is ready to issue a building permit for the site. From when the Sellers bought the parcel to the point of getting the RTI, which is tantamount to permit issuance, the Sellers were either asked to and have completed the following:

  • Legalize the parcel with respect to the County;
  • Obtain and establish the parcel’s corner records with a land surveyor;
  • Obtain a extensive geologic soils study for the parcel;  
  • Obtain an extensive geotechnical study for the parcel and area from a geologist;
  • Submit a tree survey and arborist report for the parcel;
  • Secure a right-of-way access agreement with the County’s Department of Public Works; 
  • Confirm connection procedures for a future home with the area’s water district;
  • Submit and revise application materials, proposed plans with specific plans, studies or drawings that included materials related to structural engineering, building schematics, traffic control, topographical conditions and building code compliance; and, 
  • Worked through an encroachment question with the neighbors at 1064 Los Trancos.
  • And, for their own knowledge, the Sellers asked 3 contractors to estimate construction costs for the project. Those estimates, which range from ballpark figures to detailed line-item detail are included with the disclosures. An updated estimate from January/February 2018 is also included that show the projected costs remain consistent. Do remember that the Sellers make no warranty or representations about these bids as they are only provided here for general information purposes. Buyers should investigate these costs for themselves.

Q: Are there any forms you’d like to see buyer agents use?

A: Yes. Please use the latest California Association of REALTORS Vacant Land Purchase Agreement accompanied by relevant agency disclosure documents. In an ideal world, your buyers would also submit inspection waivers, contingency removal documents or even an “as-is” addendum, but there is no requirement to do so of course. If you are using the CARS form, please be sure to include the following local practice and customs: Sellers pay transfer tax while Buyer pays for escrow fees and for their title insurance policies. (These terms could be part of negotiating terms of course).   

Q: Is escrow opened anywhere? 

A:  Yes. Because the property was bought via tax sale and because there are certain ownership steps that need to be taken, the escrow must be handled by Boston Title Company’s Southern California office. After this sale, the future owner is free to use any title company they wish as far as we know. 

Q: Is there an offer date?  

A: No, offers are as they come. If an offer comes in we will alert any other interested parties of this development to be as fair as possible.  

Q: Have the Sellers received any offers?   

A: Yes. Various parties have submitted offers to the Sellers, one of which was accepted. Those buyers, however, moved to cancel the contract as they experienced cash flow issues that were unrelated to the property. Each offer received has been all-cash. Out of respect to the marketplace, we cannot discuss respective offer prices.  

Q: Any advice about making an offer?  

A: Yes — Please send your messages and materials both to Kevin and Jonathan. Buyer diligence and investigations should be completed before submitting an offer. We advise your buyers to do the best they can. The Sellers would like the most people to see the Property as possible but is also keen to accept a strong and confident offer that is as simple as possible.

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The information contained in the above 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 as Vanguard Properties nor its agents make any warranties regarding the property, its development potential or otherwise.  

Sold: 8 Octavia, No. 502, San Francisco | $1,295,000 | MLS 461382

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Vanguard Properties

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

proudly present

8 OCTAVIA
NUMBER 502

Beautiful
Modern
Hayes Valley.

listed + sold.

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Marketed By:

Kevin K. Ho, Esq.
Jonathan B. McNarry

Top Producers, Top 21 Vanguard Properties, Top 1-2% of San Francisco Agents

Now Available: 8 Octavia Blvd., No. 502: A 2-bed, 2-bath, 1-parking condominium with a dramatic deeded patio
+ Central Hayes Valley Location

Unit 502 is a 2-bed, 2-bath stunning home with deeded 1-car parking at 8 Octavia, the 2014-built, Stanley Saitowitz-designed, showpiece building with a central Hayes Valley location. This stylish, quiet urban oasis has a dramatic deeded 16-ft x 8-ft,  west-facing patio. 502 balances design and pragmatism: there’s an open layout perfect for entertaining, ample gallery walls for your art and generous closets and kitchen cabinets. The full-gas kitchen has an island, dishwasher and large built-in refrigerator.

There’s also in-unit laundry, broad-plank wood floors, Corian counters, LED lighting & sound-dampening windows with powered external louvers, which made the building famous. Seller upgrades include a kitchen backsplash, stunning LED chandelier + smart home features like keyless entry, nest thermostat and Philips Hue. There’s well-run professional management, a virtual door person, elevator and shared roof deck too.

Offered at:

Offered At: $1,295,000
SOLD At: $1,295,000

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

OPEN HOUSES.

SOLD.

*ask us for details.

THE PHOTOS.

A 360-degree View

THE FEATURES + THE LAYOUT.

  • Number 502 has 2 beds, 2 baths, deeded parking, deeded deck, in-unit laundry
  • Designed by Stanley Saitowitz, world-renowned architect, principal of Natoma Architects, who also supervised the building’s construction
  • Distinctive concrete ceilings + floors (which render the building cool and quiet)
  • Full gas kitchen, with Bosch + Liebherr appliances, Corian countertops
  • Duravit + grohe fixtures, custom Japanese soaking tub
  • Floor-to-ceiling, sound dampening window with custom solar shades
  • Powered louver external shades for master bedroom
  • Webpass internet service for building
  • LED lights, Nest thermostat, smart home access systems incl. keyless fob entry, remote building concierge
  • 99 Walk Score, 100 Transit Score 
  • 47 Units, circa 2014, monthly HOA dues: $797, professional management managed by DDG Partners (the developer)
  • Adjacent to the popular Boba Guys and Proposition Chicken  
  • 8 Octavia sits at the intersection of Hayes Valley, Mid-Market, Civic Center, the Lower Haight, Mission Dolores and the Castro with direct access to 101
  • Interior design: Kathy Monarch Designs
  • Furniture: Khrome Studios, Design District, San Francisco

THE LOCATION. LOCATION. LOCATION.

How We Looked Then! San Francisco in 1955 (Cinemascope film) 

Take a ride down historic, 1950s SF!oldschoolSF

Cinemascope homage to the city of San Francisco made by amateur filmmaker and inventor Tullio Pellegrini.

Source: San Francisco (1955 Cinemascope film) : Tullio Pellegrini : Free Download & Streaming : Internet Archive

Curbed SF: Converted 1927 SOMA Warehouse Wows to the Tune of $2.9 Million — Curbed SF

Everything in this converted, design-heavy SOMA warehouse is what city living should be like, provided you can pay the price and yearn for a decidedly urban life.This 1927 warehouse at 735 Clementina, nestled between Eighth and Nine Streets, has been fully renovated with contemporary touches. It features two bedrooms, two baths, two floors, and approximately 1,900 square feet inside with 1,200 square feet on the private deck.

Source: Converted 1927 SOMA Warehouse Wows to the Tune of $2.9 Million – Curbed SF

SF Is Top 5 City For Extra Home Purchases By The Uber-Rich: SFist

We live in the world of 211,275 individuals who have $30 million or more in assets each, and many of them own residential property right here in San Francisco. While it’s true that more own such properties in New York, London, Hong Kong, and Los Angeles (in that order), we’re the only city on the shortlist with fewer than a million residents, naturally adding to the visibility of that wealth.This is all according to The Global Luxury Residential Real Estate Report 2015 from Sotheby’s, using their “Wealth-X’s proprietary wealth intelligence” to form insights. One example from their findings: members of the ultra high net worth or “UHNW” crowd own 2.7 properties on average.As for the market trend in SF, Sotheby’s writes:Average property prices in San Francisco have followed an upward trend, boosting investor confidence. After the recession, real estate in San Francisco has seen accelerated growth. The strong performance of the Bay Area’s economy led to affluent individuals profiting from appreciation in stocks and an influx of foreign buyers, increasing the demand for luxury homes in San Francisco. For younger UHNW individuals, the appeal of the San Francisco lifestyle, which differs significantly from that found in Los Angeles, is proving to be increasingly attractive. In fact, UHNW residence owners in San Francisco are significantly younger than the general average, at 56. The youth of this city and its recent rise to a#uence means that luxury residential properties are still priced lower than in some of the bigger markets – the most expensive property sold in 2014 was US$14 million, although the higher list prices of numerous other properties suggest an optimistic outlook for the future.

via SF Is Top 5 City For Extra Home Purchases By The Uber-Rich: SFist.

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.

 

Sneak peek: Mayor Ed Lee has a housing solution – SFGate

That’s the centerpiece of Lee’s annual state of the city address, to be delivered Friday. He will call for 30,000 homes to be built or rehabilitated over the next six years, with more than half being affordable to low- and middle-income residents making up to $145,650 for a family of four.

via Sneak peek: Mayor Ed Lee has a housing solution – SFGate.

Dreaming: This Is What San Francisco Could Look Like In 2033

It’s been a wild year for San Francisco. Batkid took over the city, the tech community came under attack and the only thing people can agree on is that the rent is too damn high.

via This Is What San Francisco Could Look Like In 2033.

Right or Wrong? Unique city maps help newbies navigate the culture of San Francisco — From On The Block

The Association of Bay Area Governments’ estimates that San Francisco’s population will soar from the current 812,000 to at least 964,000 by 2035. So the Chronicle ran a few maps to introduce folks to the City. Is it accurate?

 

SF Map By Type of PPl

via Unique city maps help newbies navigate the culture of San Francisco – On The Block.

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