Renaming San Francisco Neighborhoods (Little Hollywood Gets The Nod)

Some of the new monikers have bubbled up from popular culture, others have the whiff of real estate marketing euphemism, and some are a return to names that stuck despite trendsetters’ efforts to change them.

Since Realtors have been given the power to rename some of San Francisco’s neighborhoods, we thought we’d share the one we think could most increase property values in that area, by name alone:

littlehollywood1

You too could be neighbors with the stars and you no longer have to go to Los Angeles to do so. Imagine that!

-SFGate Map Mashup for new ‘hoods [sfgate.com]
-Familiar S.F. Neighborhoods gain new names [sfgate.com]

Parking Love Letters, San Francisco Style & The Red DPT Curb

Judging by the hand-writing, we’d say the author of this love letter was female, approximately 38-45 years old (not a Cougar), mother of….we’ll say two, likely drives a Volvo or Mercedes “SUV”, we’re thinking blond hair, light colored eyes, ponytail, and definitely not the life of the party. You?

parkhere

Happy Friday…somebody needs a f*cking cocktail!

[Editor's Note: According to a follow up email from the person that sent the "love letter", the car was not blocking the driveway like this, but was apparently "not even hanging over one inch into the drive, but definitely blocked the 1 foot of red DPT paint on the curb."]

[Update: The discussion has begun, and if you'd care to comment on more than this love letter...specifically whether the red DPT curb (fake or not) can have legal implications, you're cordially invited to join in.]

Frank Lloyd Wright Usonian Home In Forest Hill (One San Marcos)

We were fans at Usonian, but if you must…the whip cream on top:

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Polished concrete floors; radiant heating; chef’s kitchen; custom walnut cabinetry; multiroom sound system; remodeled bath with handcrafted Heath tile; Sub-Zero refrigerator with glass front; Viking convection oven; Miele range; 2,344 sqare feet all on one level; two car side-by-side garage.

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Some history on Usonian, and what you need to know from Wikipedia:

‘Usonian’ is a term usually referring to a group of approximately fifty middle-income family homes designed by Frank Lloyd Wright beginning in 1936 with the Jacobs House.[2] The “Usonian Homes” were typically small, single-story dwellings without a garage or much storage, L-shaped to fit around a garden terrace on odd (and cheap) lots, and environmentally conscious with native materials, flat roofs and large cantilevered overhangs for passive solar heating and natural cooling, natural lighting with clerestory windows, and radiant-floor heating. A strong visual connection between the interior and exterior spaces is an important characteristic of all Usonian homes. The word carport was coined by Wright to describe an overhang for a vehicle to park under. Variants of the Jacobs House design are still in existence today and do not look overly dated. The Usonian design is considered among the aesthetic origins of the popular “ranch” tract home popular in the American west of the 1950s

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Let’s not forget the price and link to more Usonian property picture porn: One San Marcos, $1,590,000.

We look forward to your first fireside chat (we promise to wear our best mid-century ski sweater, and mix some tasty margaritas!)

-OneSanMarcos.com [property website]

From Fractional To Full And Almost On: 181 O’Farrell #513 @ Odeon $2,349,000

It was years ago when we broke the news of a luxury fractional ownership in the heart of San Francisco, and here we are again. The Odeon is back on the screen and the penthouse is coming to an MLS near you (assuming you live in or near San Francisco).

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The fractional ownership of this unit went “pending” in March 2008 at $375,000, but never did hit “sold” status. The pictures are the same then as now, so we’re wondering what exactly is the deal.

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It will soon be on MLS for $2,349,000 and available for all to see. Until then, you’ll have to take our word that it’s a pretty darn sweet pad, so if you can picture yourself living down in the heart of San Francisco and wished you could get one of the units without the annoyance of fractional ownership, your day as come. And if you can’t picture yourself there, maybe this little floorplan photo can help.

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So many excellent homes and neighborhoods in San Francisco…what are we supposed to do!?

-181 O’Farrell, 3 bed, 2 bath, $2,349,000…and coming soon [181ofarrel.com]

Claude Oakland Designed Mid Century Eichler In Marin

Oh if we had time to publish these things when they’re hot off the presses. Oh well, we’re still fans of all things architecture, especially when Eichler is involved, so we’ll throw them up for your delight. Coming soon to the Lucas Valley (Marin) real estate market (and what we’d almost consider an epicenter of Eichlers), 26 Oak Mountain Court.

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It’s a rare gallery model Eichler designed by architect Claude Oakland, which has been extensively remodeled and expanded to reach 2,400 sq ft, 4 bedrooms, and 3 full baths. This home was featured on the American Institute of Architects home tour and is truly spectacular inside and out (and the cycling down the road is nothing short of world class).

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The home will be priced at $1,550,000, is not yet on the MLS, and of course, we can always get you in early.

-26 Oak Mountain Court [Renee Adelmann]

Cole Valley Sales Too Low To Count, But Area Remains Strong Nonetheless

From the author of these graphs:

The monthly sales data for Subdistrict 5E (Cole Valley/Parnassus/Ashbury Heights) is so low that running percentage declines off of median values, as I did for Noe Valley, would have been worthless. As several of your readers and I myself pointed out, it’s hard to draw conclusions when there are very few data points.

Instead I ran the percentage declines off the “95th Percentile” value, which the statisticians among your readers will know means that 95% of the sales fall below that value. Hence, it represents a “high”, while excluding the potentially aberrational top 5% of values.

After looking at this chart, I sort of threw up my hands. With only 179 sales in over 6 years, it’s not sensible in my view to draw conclusions about monthly trends in Cole Valley, let alone to compare them to Noe Valley, where the “core” area alone — Subdistrict 5C (Noe Valley) — had over 900 sales during the same period.

So I re-ran the numbers and calculated medians based on annual sales. The second chart shows the results. I think this is much easier to understand. Again, with so few sales, one should be careful about drawing any conclusions, and with only 5 sales in 2009 so far, I think it’s too early to conclude that the apparent drop in median prices for 2009 will continue to be accurate. Rather, I’d say that Cole Valley seems to have been holding up pretty well.

And we’d have to agree and argue this is yet another reason why Cole Valley is superior to Noe Valley…

cole-valley-monthly-sales-chart

cole-valley-annual-sales-chart

Thanks again to Misha Weidman for the charts and analysis. Good to have a data geek on staff. ;-)

Ask Us: Why The Obsession With Price Per Square Foot?

Where readers ask, and we (the community) try to answer:

Yes – people are obsessed with cost per square foot – why or why shouldn’t we concern ourselves with that statistic?

Thanks!

Thanks for the email.

Price per square foot in San Francisco and around the country, hell the world for that matter, is an obsession because it is the simplest way to quantify how one home may or may not be better than another or how they compare. It is a way to gauge the popularity (desirability) of an area as well (higher price per square foot in an area can fairly accurately be associated to its popularity). It’s basically a good barometer of value and something that should definitely be considered when looking at values of homes or when considering buying or selling a home in a certain location. However, in San Francisco it should definitely not be the deciding factor as every home is different, and if going off of tax records, square footage in San Francisco and public records are anything but accurate.

That said, it is a much more reliable and useful tool when buying/selling a condominium where many of the units are identical in size, amenities, and features, and something you should seriously take into consideration.

Hope this tiny bit of information helps. Maybe some other readers can shed some light?

Ignorance Is Bliss When Buying At The Ritz

Live below the big red curvy arrow!We know there are many of you out there sad at the fact you may have missed out on Ritz-Carlton Residence #2203 when it came on the market at $2,600,000 over two Stalecades ago. You may have been sad then when you missed out on the price reduction after price reduction down to the most recent list price of $1,998,000. We know, we know…more than $1300 per square foot to live in the same building as a YouTube founder, or Crocs founder just sounds so cheap and you missed your opportunity. The two bedroom (we’re calling it one bedroom with a sliding wall to make two), two and one half bath luxury residence in the sky is something to behold, but it’s gone. Off the market.

Psyche! It’s coming back! It’s gonna be back on the market and you, dear luxury buyer, best do your homework, because we’re told it is coming back on the market around $2,225,000 (give or take a couple thousand bucks)! Yes, that’s right. Your chance is here to buy it for more than the previous list price in a down market where high end luxury is getting hammered. Home Owners dues are low, only $2400/month, and the price is climbing on this listing to be, so give us a shout and we’ll get you in there before the rest of the masses clambering for an over-priced slice of pie in the sky.

For the record, it is a beautiful unit in a great building and there are other great units for sale (and motivated sellers), we’re just not so sure bringing Unit #2203 back on the market at a price higher than the previous list price that didn’t sell is such a good idea. (Good way to get a listing though.) Of course, if someone is not doing their homework and they don’t check the property history (think Shady Agent tactics), there will be no harm done (ignorance is bliss, really). Otherwise, consider yourself educated, and tell your friends we almost always have the inside track to San Francisco real estate, and we’ll make sure your ass is covered.

-[Editor's Note: One Stalecade is equal to one property that has been on the market 100 days or more. Stalefish + Decade = Stalecade. Therefore, a property on the market over 200 days has survived two Stalecades...a stretch in terms, but we're running with it.]

Off Market Ocean Views

If it is ocean views that you covet (the views below actually do exist in San Francisco), or you’re searching for that perfect San Francisco surf pad, but have thus far come up empty, give us a shout. We know of a couple off market homes/condos that might be of interest to you.

San Francisco Ocean Views

As for help finding the perfect surf spot in San Francisco, you’re on your own.