1 Ecker (16 Jessie) Unit 406 Hits The Market, Monday Open House Was Packed

You may have already seen the press my good friends over at Curbed gave to this awesome condo in the heart of downtown San Francisco (Financial District/Yerba Buena), but if not, here you go: 16 Jessie (1 Ecker) #406, Junior 1br/1ba, $495,000

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Sustainable down to its very foundation, this century-old building (1 Ecker) was painstakingly restored and updated with brand-new modern interior fixtures and finishes. This top floor, Junior 1br, 1ba unit features soaring 12′ ceilings, exposed brick, open kit/liv area, bamboo floors, Cesarstone kit countertops, espresso cabinetry, stackable Whirlpool High Efficiency W&D, Bosch Energy Star appliances, addl. storage, bike parking, & shared roof deck/bbq area. Furniture is negotiable. Walk to shops, restaurants, public transportation, Ferry Building, and so much more. This is the perfect Urban dwelling for anyone.

On a side note, this was the first ever Open House I’ve done on a Monday evening and the traffic was through the roof. Perhaps this could be the first step to getting buyers, sellers, and agents their Sundays back! Many, many of the people through the door preferred the Monday evening showing over the standard Sunday 2-4pm window for open houses, citing their inability to do anything on Sundays because this window falls smack dab in the middle of the day. My vote is to get our weekends back. What about you?

I’ll have it open again:
Thursday 4/17 from 5:30-7:30pm
Saturday 4/19 from 2-4pm (my colleague will be there)
Tuesday 4/22 from 2:30-4pm
Offers, if any, will be reviewed Wednesday 4/23 @ noon.

-A Slice of 1 Ecker In Yerba Buena Can Be Yours For $495k [Curbed]

Top 10 Overbids Of The Week, And One Mind Bender On Church That Wouldn’t Even Make The List

[Update: Most recent Overbids can be found here, and delivered to you biweekly via email at sfnewsletter.com]

Before we get down to the top 10, I thought you all might like a bit of first hand story to ponder over lunch or dinner with your friends.

This property: 1850 Church, technically in Glen Park, practically in Noe Valley.
1850church
It is a top floor, three bedroom, two bath, down to the studs remodel including moving the bedrooms from the back of the house to the front, moving kitchen to the back, blowing out walls, opening up space, adding a deck, and basically making it awesome…and it has two car parking and a yard. For all practical purposes, it’s pretty sweet. It is however bordered by a shack on the right and left of the property, which can either lend to its appeal or detract, depending on your tolerance for jungle overgrowth. But enough about that. What happened?

Listed for $1,195,000, maybe a bit low, but probably pretty fair, all reasonable comps suggested a sales price in the high $1.2s to mid $1.3s. Single family homes are selling for that, and this is a condo! After all the dust settled, there were seven offers. My clients wrote at $1,350,000, my colleague’s clients wrote at $1,410,000 (You doing the math? That’s already $215,000 over asking.), and neither of us won. Go figure. So any day this property is going to close at $1,435,000 with a cash offer that came with zero contingencies, which equates to $240,000 over the asking price, and right into the range of insanity. Exact square footage is not known, but a ballpark would put this property to at least $1000/psf, and at 20% over asking, it doesn’t even get on the top 10 list!

Isolated incident? Sadly no. The pattern is the same. Buyer loses once. Buyer loses twice. Buyer loses three times or more. Buyer gets fed up, goes crazy big, blows our minds, blows everyone else out of the water, and sets the bar that much higher for the next. It’s a vicious cycle we’re in.

In case one anecdotal sale isn’t enough for you, I present San Francisco’s top 10 Overbids of the week.

Address BR/BA/Units DOM List Price Sold Price Overbid
2820 Sacramento St 2822 2-4 Units 11 $1,825,000 $2,550,000 39.73%
360 Guerrero St 1/1.00/404 11 $599,000 $780,000 30.22%
1013 Rhode Island St 2/2.00/N/A 9 $1,099,000 $1,410,000 28.30%
125 Bella Vista Way 3/2.00/N/A 42 $749,000 $960,000 28.17%
664 Teresita Blvd 2/1.00/N/A 9 $699,000 $891,000 27.47%
26 Pleasant St 30 2-4 Units 75 $2,395,000 $3,020,000 26.10%
1335 31st Ave 2/2.00/N/A 14 $795,000 $1,000,000 25.79%
415 Missouri St 3/1.00/ 19 $995,000 $1,250,000 25.63%
3380 22nd St 3/1.00/ 70 $849,000 $1,060,000 24.85%
2446 17th Ave 3/2.00/N/A 15 $729,000 $908,000 24.55%

So when will this madness end? I’m guessing not anytime soon. I’ve been saying it’s a great time to be a seller, but if you’re a seller needing to buy in San Francisco and stay here, not so fun.

To you out of town readers that have waited for your time to unload your SF property, are you going to keep rolling the dice and bet things get hotter, or get out while the gettin’s good?

-1850 Church [Property Detail]
-Noe Valley, Glen Park comps for 1850 Church [MLS]
-Overbids you may have missed [theFrontSteps]

Ghosts of Sunset Past: The Moss Flats

Imagine an Outer Sunset made up entirely of sand dunes, streetcars repurposed as oceanfront homes and clubhouses, bohemians having all-night parties that include midnight swims in the icy Pacific and this:

Charles Depew, late of Saginaw, Michigan, built 1626 Great Highway in 1908, minus an architect but likely inspired by Bernard Maybeck. The three-flat building, known as “The Moss Flats,” has survived long enough to join the National Register of Historic Places, decades after the last of its colorful, ramshackle neighbors dissolved into dust. It’s on the market, listed for $1.349 by similarly old San Francisco school agency Barbagelata.

Outside are the maybe-Maybeck-inspired shingles; inside are three two-bedroom tenant-occupied flats decorated in surfer chic:

1626_GH_2_100913

Plus ocean views from the top-most unit. Longtime owners, plus longtime rental units, plus longtime exposure to salty ocean air may be a caveat in this case, but assuming the owner of the last standing evidence of Carville has no immediate plans to sell, this is your best chance to get into a pre-Doelger Outer Sunset historic property, steps from the beach and with a steady, proven income flow.

-Article by Larry Rosen: Contributing writer and San Francisco local sharing his thoughts with theFrontSteps.

 

Telegraph Hill Neighbors: “Our Opposition Is Unconditional”

Ahhh….neighbors. You love ‘em. You hate ‘em. You can’t live in San Francisco without ‘em, and you certainly can’t easily remodel a home to today’s standards without opposition from them. Check out what just hit our inbox:
telhill1small1
If, for some reason, you can’t see the letter, which we uploaded as an image, we’ll go ahead and tell ya what it says:

Dear Mr. [deleted]:
We are neighbors on Telegraph Hill who will oppose any changes to the building envelope at [deleted] owned by [deleted] in this historic district of Telegraph Hill. While the Hill has suffered through renovations in the past, projects such as yours have occurred with extreme environmental changes. Water drainage issues on Telegraph Hill regarding a nearby project created unfavorable slope instability–buildings have been lost and a large boulder ended up on Sansome Street. Additionally, neighbors on [deleted] and surrounds are tired of construction noise and delays in completion caused by projects such as yours. A recent project took 10 years and is still incomplete.

Telegraph Hill is a historic district whose character depends upon building ownership which understands the value of building enhancement not as building expansion, but building enhancement as careful care in keeping up properties in their historic dimension. We find your application to be sadly ignorant of the need to abide by the common elements vital to the neighborhood and its character.

Your proposal to enhance the property needs to be cognizant of the historic preservation without additional elevation or facade changes in all directions. Projects like yours have been attempted in the past and have turned out badly.

While we many of us may be away during your pre-application meeting time, please understand that our opposition is unconditional.

Sincerely,
Your neighbors and friends on Telegraph Hill
[Thirteen names deleted]

Just another bump in the road for a developer out there trying to bring a home that has sat vacant since WWII (yes, that long) into our housing stock…before it falls off the hill or gets consumed by the pests and rodents feasting on its rotting self. But Hey! It’s “historic”.

[Update: We're told none of the authors of this letter took the time to actually visit the property at the open house outreach, and none have contacted the developer, or the architect (aside from this letter) to begin a dialogue of constructive or courteous negotiations.]

You gotta love San Francisco and all the righteousness it preserves…

-Telegraph Hill Landslide forces 120 from homes… [SFGate]
-San Francisco Neighborhoods prone to liquefaction…[theFrontSteps]

John Muir Would Be Proud & Your Hipster Friends Would Be Envious

Nestled among old growth Redwoods practically smack dab in the middle of Napa and Sonoma, this property is your ticket out of the city, and into serenity.
redwoodrd

Picture yourself walking among old growth Redwoods, coffee in hand, the sound of a creek rustling by, deer crossing your path, sun shining through the towering trees, a warm breeze blowing by, and nobody around…for miles. No taxis, no buses, no trash, no fog, no nothing…just nature. Sounds great, right? Here’s the catch.

4520 Redwood Road, Napa, CA (45)

It needs work…quite a bit of work. BUT! With a little creativity, vision, and patience, 4520 Redwood Road, Napa could be made into your very own, unique, escape, different from all of your friends’ typical Napa or Sonoma Vineyard homes.

For $275,000 you could practically steal the property, tear down the structure, go minimal by throwing up a pre-fab,
enovo-modular-homes-1

or shipping container made mostly of glass, put your bathroom in the woods (surround it in glass too, nobody will see you), put a “Beware of Dog” sign on your very own bridge (even if you don’t have a dog), and live the life you simply can’t do here in San Francisco. Secluded. Away. Off the grid.

John Muir would be proud of you for escaping the city and living in the woods. Your friends would envy you. AirBNB or VRBO could fund you. And your hipster status would be off the charts!

And when you get tired of it…it’s only an hour’s drive to come back.

Ahh…serenity now…

-4520 Redwood Rd, Napa, CA $275,000 [MLS]

From Vacant Lot To Contemporary Home In Eight Short Months: 2192 Funston Ave

What was…

2192Funston

Is now…

2192 Funston Ave, San Francisco CA

But not yet…

Look for this to hit MLS any day, unless someone goes and knocks the seller’s socks off with a big time offer between now and this weekend. Sold in May of 2012 for $489,000 as a “Great opportunity for a developer to build a stunning 4 bedroom, 3.5 bath single family home in highly coveted Golden Gate Heights, [with] shovel-ready approved plans for a single family home in excess of 3,000 sqft, elevator, sauna, 2 car garage, deck, and much more!”

It’s now touted as “a newly constructed contemporary home with panoramic views on a quiet Golden Gate Heights cul-de-sac. [And this] chic and modern beauty is wonderfully laid out on five levels. The stairs are beautiful, especially with the glass paneled railings that create an open and airy sense of space. Too tired to walk up stairs? No worries — that’s what the elevator is for!”

From the looks of the pictures provided by Open Homes Photography, and the minimalist approach to maximizing the views, we’re very curios to see how this $1,680,000 four bedroom, three and one half bath home does in this oh so hot market of ours…especially since it may be one of the few (or only) vacant lots turned single family home west of Twin Peaks with an elevator…and did we mention the views?!

Make sure to check the interactive floor plans, and get yourself out there this weekend to have a look. It’s not something you see everyday in that neck of the woods, and so far, you’re one of the first to know it even exists.

2192 Funston Floor Plan

-2192 Funston, $1,680,000, 4bd, 3.5ba [Property Website]
-New Listed, Newly Sold [theFrontSteps]

Buying A Home In San Francisco – Step 4: Make An Offer (Choose A Realtor)

Here you are, having completed Step 1, Step 2, and Step 3 of the home buying process in San Francisco. Now what?

This is the moment you’ve been waiting for. You’ve found the perfect (or almost perfect) property, you’re educated on the market, you’ve seen what other comparable properties are selling for, you love the area, the price is right, and you’re ready to go for it. Even though you could have theoretically made it this far without a Realtor, now you need one. You can choose to work with the agent listing the property, or you can hire your wife’s brother’s best friend’s uncle (it happens), or you can simply look no further. (If you’ve read this far, we’re practically best buds anyway.)

Working with a Realtor is going to give you the absolute best shot at securing a property in this competitive market. We could share our secrets of success and how to make your offer as “strong” as you can, but why would we do something silly like letting what could be your competition know how we’re going to play this game?

You can certainly attempt to represent yourself in writing, and presenting an offer too, but I’d say don’t waste your time, or the listing agent’s time. Either hire a Realtor, or work with the listing agent. Our market is so competitive that any money you think you’ll be saving by claiming to represent yourself will be money the listing agent might lose for their seller, or money they could have earned for themselves, so we’re totally comfortable sending you packing. In a stack of 15 offers, you representing yourself will certainly be put at the very bottom. Sad, but true.

So what price should you offer? That’s a tricky question, that depends a lot on how busy or attractive a property is, how long it’s been on the market, has the price been reduced, did it just come back on the market, etc. If you come across a property that has only been marketed two weeks, offers are being accepted on a certain day, and the agent tells you there has been about 250 people through the property, they’ve handed out 30 disclosure packages, and they expect to realistically receive 15 offers…don’t offer asking price! You’re dreaming!

We could go on and on about writing an offer, selecting a price, reviewing disclosures, and everything that goes into presenting an offer, but you’re better off just knowing writing an offer is the next step, and you’re going to want to have a Realtor on your side.

Step 5 is coming soon, so check back, or grab our RSS, and get new updates via email.

-Buying a Home In San Francisco – Step 1: Get Pre-Approved / Provide Proof Of Funds [theFrontSteps]
-Buying a Home In San Francisco – Step 2: Get New Listings Fed To You Automatically [theFrontSteps]
-Buying A Home In San Francisco – Step 3: Go See Some Property [theFrontSteps]

Millennium Tower, San Francisco California, “Top 10 Residential Buildings In The World”

There’s been a lot said from yours truly about Millennium Tower in the past. I’ve watched her grow and shared my stories and photos with all of you over the years. Millennium Tower was erected, sold like hotcakes during the pre 2009 boom, sold not like hotcakes during the bust…but she’s back, and buyers are gobbling up her remaining inventory at breakneck speed.

Recently named as one of the Top Ten Residential Buildings In The World by Worth Magazine, and featured in the Wall Street Journal in an article about Penthouse (not the magazine…the top floor residence) owner Tom Perkins (of Silicon Valley Fame), Millennium Tower sits alongside locations like One Hyde Park in London, Linked Hybrid in Beijing, and One57 in New York as an address many of the who’s who of big money and luxury proudly call home (or second home). Not impressed with that lineup?

Some other noteworthy residents rumored to have roamed the Club Level Amenity floor: Carmen Policy (San Francisco 49ers); Joe Montana (San Francisco 49ers); Peter Thiel (PayPal Co-founder); Russell Coutts (America’s Cup Skipper – legend in Sailing), and that’s just to name a few…

One bedroom units are completely sold out (from the sales office, you can occasionally grab a resale), 85% of the entire inventory has been sold, and your entry level price point is going to be around $1,600,000, but you gotta trust me when I say, you definitely get what you pay for (except deeded parking…in some cases, but that’s a different story).

The building is swank, debonair, and delightful in every sense of the word, and it’s certainly an address in San Francisco you can be proud of owning.

-Top Ten Residential Buildings In The World [Worth Magazine]
-A Penthouse Fit For A King [Wall Street Journal]
-All things Millennium Tower [theFrontSteps]
-Contact me if you’d like a private tour of any of the residences [alexclark@gmail.com]

22 Loyola Terrace: A Single Family, NOPA Alternative With Real Big Views For $1,095,000

Have aspirations to live in the oh so hip NOPA district of San Francisco? Been searching for a single family home in NOPA, but just can’t afford one? You’re in luck, as thankfully San Francisco always has an alternative for you, and 22 Loyola Terrace is no exception.

Technically mapped in San Francisco’s Lone Mountain neighborhood, 22 Loyola Terrace is one cute cul de sac practically in NOPA, close to Haight, down the hill from USF, around the hill from Laurel Village, and a short par 3 away from Golden Gate Park. It’s most definitely stumbling distance to Bistro Gambrinus, 1/2 block from Papalote, and certainly walking distance to Matching Half Cafe (because Starbucks on the corner of Fulton and Masonic should be avoided). It gets better…there is a new place to try on the corner of Geary and Masonic called The Corner Store (Remember the Hukilau? Right there.) They serve brunch, lunch, dinner, and have a soda fountain (such the rage).

This top floor, two level, three plus bedroom condominium could easily trick you into thinking it’s a single family home, but alas…it is not. Homeowner’s dues are an incredibly low $193/month, the wood floors sparkle, the kitchen and baths have been updated, the decks and views are tremendous, the garage is massive (2 cars easily fit), there is additional storage, washer & dryer in the unit, and the creme de la creme…radiant heat, no hot air blowing in your skin to dry you out!

So if you, or anybody you know, has been looking for a single family home, or condominium anywhere near NOPA, Lone Mountain, Haight, Laurel Village, Cole Valley, or even Hayes Valley, this is one property you won’t want to miss. Spread the word far and wide, 22 Loyola Terrace is officially on the market, and ready for a new owner. Me thinks it should be you!

-22 Loyola Terrace, 3+ bed, 2 bath, 2 parking, 2 decks, 2 levels, 2 cool, $1,095,000 [MLS]

Coming Soon! 2191 32nd Ave, San Francisco – $785,000

It’s not everyday you come across a home like this in the Parkside (many simply generalize it at “The Sunset”) District of San Francisco. This home at 2191 32nd Ave has been meticulously maintained by its owner and will be coming on the market very soon. We’re in the final stages of touching it up, and it will soon hit MLS and be available for showings, so get your finances in check and get ready for a home like none you have seen in recent memory in this part of town.

This unique home built in 1933 has hints of Rousseau and Tudor styles all wrapped up in one. From the soaring dark wood beamed ceilings with original art details, the rounded (and functional) wood burning fireplace in the formal living room, to the crown moldings in the formal dining room, this is truly a home not typical of this location. All throughout the residence you will find tremendously detailed, and pristine hardwood floors. Upstairs is a formal dining room, remodeled kitchen, breakfast area with built in cabinets. Skylights and a center patio bring in natural light and fresh air providing a tranquil outdoor setting quite literally in the comfort of your own home. Also upstairs are two bedrooms, one original detailed bathroom with separate tub and shower (wait til you see the purple tile), large closets, and OCEAN VIEWS from the bedrooms that will keep you checking the surf all day long.

Downstairs is a large bonus room with beautiful hardwood floors, access to backyard and deck, full bathroom, a small kitchenette, and – hold on – a wood burning fireplace! This room would be perfect as either a master suite or family/entertainment room. There is also a laundry room on this level and access to the large two car garage.

Asking price is going to be $785,000 and we’re aiming to be on the market officially in two weeks time. If you have any questions, please do not hesitate to ask. If you’ve been looking for a home anywhere in the Avenues around Sunset Blvd, this is going to be the home for you.

-2191 32nd Ave, San Francisco, CA – asking $785,000 and on the market soon.

One Million Dollars Over Asking. Market “Crazier Now Than In ’05 And ’06″

Where on Earth!? Right here, 2821-2823 Broderick, San Francisco, CA 94123.

As if $1,000,000 over asking wasn’t enough, how about a two (yes 2) day close of escrow. Still shows Pending in MLS, so look for it to close on Tuesday.

How do I know?

A legit friend of mine offered $3.515 and didn’t get it. I don’t know exact price, heard from another friend the seller accepted $3.56 but not confirmed. Asking price was $2.495. I also tried to buy 2740 Lake St a few weeks ago, it went to an all cash buyer, 5 day close for $620k over asking. There was another house on El Camino in Sea Cliff that went like $1.2MM over asking recently. Market feels crazier now than it did in ’05 and ’06.“–A Trusted Developer Here in San Francisco

-2821-2823 Broderick, Cow Hollow 2 Unit Asking $2,495,000 [MLS]
-Google Earth Fun with 2821-2823 Broderick [Google]

From The Front You Might Consider It A Duck…369 Upper Terrace

My golden rule in real estate sales and searching for the right home…unless the front of the home is actually drop dead fantastic and the best selling feature, take a “drive by” with a grain of salt.

Case in point, 369 Upper Terrace:

From the front, it’s a bit of a duck, but on the inside there are 3 bedrooms, 3 baths, and 3462 square feet of mid-century (1973 is close enough) modern goodness with decks, 15 foot ceilings, Terrazzo floors, a spa style bath that “oozes tranquility”, a “vinyl lair for music listening”, and big views to get you through the slow days.





You gotta love the “lair”.

Look for more posts from me featuring the finest homes with the best views in San Francisco, starting with this one. I’d give these views an 8 out of 10.

-369 Upper Terrace, San Francisco, CA, 3 bed, 3 bath, $2,995,000 [MLS]

Northstar Ski Resort, Lake Tahoe Courting the High End Market in a Ski in/Ski out Paradise

Being a real estate writer has depressingly few perks. I don’t get free tickets to concerts or desert on the house at Michael Mina. The product I write about, you see, can’t really fit in a gift bag. Mostly, I get accused of being a Realtor (I’m not) or of being “in bed” with the NAR (which again, I’m not. That sounds exhausting, by the way.)

But two weeks ago this perk-less-ness changed. Together with several other writers from across the country, I was flown to Tahoe for an all-expenses-paid tour of/experience with Northstar’s new Home Run. Aptly named, the development is a system of homes built mid-mountain, far above the (pleasurable, but at times, overly popular) melee of the Village. No waiting in line for the lift, folks. The ski run awaits just a few steps from your back deck. Wake up, ski out. Sweet!

Still, sometimes when I see construction in the middle of a forest, no matter how spectacular that construction, I feel uncomfortable. You know this feeling?  Human guilt? But at least here, as with all Mountain Residences projects, East West developers aim for LEED certification for each home- and we were introduced to many trees (including my favorite, old “Grandpa”)  and rock formations that had to be protected, built around rather than pulled from the earth.

Construction with a conscience means I was better able to relax, take in my surroundings, which that day were sparkly- a cold blue sky setting the freshly falling snow ablaze, everything studded with tiny diamonds on fire. Between each of the Home Run residences lie trails, tunnels, and bridges- everything inter-connected.  It’s very exclusive-village-in-the-Alps:  charming architecture, soaring vistas, the hush of a thick blanket of snow.

Our group toured one model home, mostly complete, which you see pictured here. The view alone made me want to hide in the (huge! Sexy!) bathroom until everyone left so I could stay forever. So what if the water wasn’t hooked up yet? I had miles of it, frozen and pristine, for my private use right outside.

But we had plenty to look forward to, including a meal at the Ritz Carlton which also rests mid-mountain. Over course after course of carefully paired wine and cuisine (developed under San Francisco’s own, chef Traci Des Jardins), we learned that two of the custom home lots have already been purchased, one by a young “Silicon Valley tech” family (for some reason, I thought Zynga. Unconfirmed). We also learned what Northstar is doing to change its more “vintage” easy-going (read “affordable to the middle-class”) ski area image. Purchased by Vail (of Vail, Colorado), Northstar is in full luxury market upgrade mode, adding high –end shops, linking new developments with exclusive rights to the Ritz and Schaffer’s Camp, and planning to cut ski runs on Sawtooth Mountain whose verticality will do away, finally, with the “Flat Star” label.  Meanwhile, the wine and food kept coming. I was drunk on luxury.

The almost surreal opulence of it all was capped off by the gondola ride back down to the Village at Northstar, a full moon casting blue light over the snowy expanse.

Back home now, I offer you this story, and the skinny on Home Run, because if I had the money, I would buy in immediately. I can see Christmas up there with my parents and maybe the kids I’ll have one day. I can see a week there, just me and my man, in our hot tub sunk deep in the snow. I see summers on my bike, hiking with my dog, and many, many gondola rides to the Ritz.  And remember, I am just a real estate writer and teacher: not only can I actually not afford to buy one, I receive nothing if anyone else can and does, even if that person does so because s/he saw my story. And yes, East West wined and dined the writers. But that was two weeks ago. The wine’s worn off. The food’s digested. I can hardly be asked to give it back should I chose not to write about Mountain Residences.  But why would I choose that, when I can’t stop thinking about how cool they are?

3-4 bedroom, 1,900-3,200 square-foot, Home Run townhomes are priced from $1.6-$2.3 million. East West Partners anticipates Home Run move-ins to begin spring 2012, so that means right now. If you’re lucky enough to be in the market for your own private ski-in/ski out chalet just a short drive from the Bay Area, you should grab Alex, grab your skis, and head to Northstar.

Say hi to Grandpa as you ski by.

[Guest Post By Anna Marie Hibble...THANKS ANNA!]

Great Highway Remodel, Not On MLS, And Certainly A San Francisco Surfer’s Dream Home

I have word of a house, on the Great Highway at Noriega (the best sandbar on the beach right now), that is very much for sale, and very much not on MLS radar. Price hovering around $1,050,000 and $1,100,000. That is the view above, and here are the details below. As always, I am here to help get you in.

3 Story SFR taken to the studs and beyond in 2008
2BR 2.5 BA + Office
3 car tandem parking
LOTS of storage
Dog wash station
Hot/Cold water hookups for outdoor shower in the backyard
Ipe flooring throughout
Open layout with 8′ wide sliding birch pocket doors separating living/dining/kitchen
8′x15′ Blomberg window in living room
Custom cabinetry throughout
Spark brand fireplace in living room with flat screen TV mounted above
Half bath on living level
Huge dining room
Gourmet kitchen
Wenge cabinets
Subzero fridge
6 burner Wolf Stove with a grill and 2 ovens
Stainless sinks
Island with prep sink
Ceasarstone counters
Bosch dishwasher
Walk-in pantry
2 person office with built in Wenge desk and cabinetry
Baths all feature custom bamboo cabinets, modern Italian tile and Italian fixtures
Laundry room
Rear bedroom with attached bath has shower over tub
Master bathroom has walk-in 2 person shower with seat
Soaking tub with river rock surround
2 sinks
Separate room for toilet and bidet
Master bedroom has his/hers closets + walk-in closet for shoes (most closets in the house have storage by california closets)
Also has Spark brand fireplace with flat screen TV mounted above, cathedral ceiling, built in Wenge headboard with nightstands, plus built-in bed (plus a platform for a dog bed)
Expansive deck overlooking the surf
Ocean views from living and sleeping levels

From what I know, this is a home built for entertaining, hanging out, and enjoying all that Ocean Beach has to offer.

Contact me to go take a look. Principals Only.

333 Grant Avenue #501: Simply Union Square, Simply a Shopper’s Paradise, Simply A Perfect Pied-A-Terre, Simply $629,000

If you like coming to, or living in, San Francisco, and shopping is your thing, 333 Grant is quite possibly your nirvana. A chip shot away from Prada, Banana Republic, North Face, Nike, Neiman Marcus, Levi’s, Macy’s, Salvatore Ferragamo, Louis Vuitton, Apple, Burberry, Chanel, Maiden Lane, American Apparel…you name it…it’s all here, it’s all around San Francisco’s Union Square, and 333 Grant is in the heart center.

If a San Francisco shopping experience is secondary to your exploits as a dining connoisseur, the location of this Landmark Building is sure to delight! Walk out your door and across the street to Cafe de la Presse, round the corner to Le Central, have a pint (perhaps this weekend) at the Irish Bank, stumble over to Belden Place and take your pick of cuisine, enjoy a stroll on over to Bix for an elegant cocktail and mellow jazz, perhaps try some oysters and fresh seafood at Farallon, get some dim sum in China Town, or simply sit at Starbucks on the corner and watch the people go by (I would recommend Cafe de la Presse over Starbucks any day, but that’s me.)

Built in 1908 and declared a landmark in 1981, the Historic Landmark Building (333 Grant) is in the Union Square section of San Francisco’s Financial District. Converted in 2004, The Landmark Building contains 39 condominium homes & lofts designed with preservation of history and architecture in mind, while paying attention to details suited to modern day living. These homes are designed to accentuate urban elements, while providing a tranquil and inviting city retreat.

Visitors to your home will be greeted by the impressive neo-Renaissance façade with towering 40 ft columns. Unit #501 contains one bedroom, bonus room, one bath, has one (leased) parking space, beautiful brick accents, wood floors, mahogany kitchen cabinets, contemporary features, modern kitchen with Bosch appliances and Amana refrigerator, stackable washer & dryer, extra deeded storage, and a location to die for. Entertaining is easy with the bright, open and spacious layout of the living, dining, and kitchen areas, and guests can easily park in the Sutter-Stockton garage just around the corner.

Almost directly across the street from the Famous Chinatown Gate, The Landmark Building is truly a wonderful property, in an excellent location, right smack dab in the middle of the nation’s best city, San Francisco.

It has a perfect 100 Walkscore, is a short walk to FiDi, SOMA, and BART. The area has excellent gyms (Sports Club LA, Equinox), and did I fail to mention is a stone’s throw away from Rick House? Well…

Asking price is $629,000, it’s easy to show, and if you don’t love it, I’ll buy you an espresso across the street at Cafe de la Presse.

HOA fee: $753/mo.
Parking: $309/mo.
Contact Alex Clark (the owner/editor of this site) for details.

-333 Grant #501, 1+bed, 1 bath, 1 park, $629,000 [MLS listing]

Just Say Eichler…

Following on the heals heels (thanks for catching the spelling fail “word bitch“) of a post I did earlier today about some homes I know are available for sale, but not yet “on the market”, I present to you 76 Amber Drive, an original Eichler, in the Eichler rich zone of San Francisco’s Diamond Heights neighborhood, that had been “quietly” marketed for a good couple of weeks before finally hitting MLS today.







Sexy it is not. Eichler it is, and sometimes that all you have to say…

-76 Amber Drive, 4 bed, 2.5 bath, $819,000 [MLS]
-Ditch Your Realtor, Get Ahead Of The Pack By Working With Me [theFrontSteps]
-Mid Century Modern With An Emphasis On Modern [theFrontSteps]
-More Off Market Real Estate [PocketListings.net]

Ditch Your Realtor, Get Ahead Of The Pack By Working With Me

Are you, or any of your friends, looking for a single family home in Noe or Cole Valleys (or anywhere in San Francisco for that matter)? Are you getting beat out by multiple offers in the over million dollar price range ($1.5M+), and showing up late to the party? Is your Realtor telling you they’re doing all they can (simply checking MLS everyday, which you can do too), but really not delivering? If so, you’re not alone, and I can help.

Within the past couple of months my buyers and readers have known about dozens of properties prior to them going to MLS. To think I share all of them online with everyone is simply silly. For example, my circle of clients knew about 707 Cole, 1027 Cole, 313 Parnassus, 785 Cole, 1340 Cole, 121 Beulah, 471 Duncan, 2975 Lake, and many more. There are also a dozen or so homes that never even made it to MLS and were shown without a hint of market activity, such as a mid-century home in Noe Valley, a grand, modern home on Sanchez, an AIA tour home in Golden Gate Heights, a penthouse stunner in SOMA, and a few others that I can’t recall the address off the top of my head.

Today, I present to you two more opportunities in Cole Valley, one in Nob Hill, and another on Lake Street not on MLS. Nowhere near MLS in fact. Not on PocketListings.net, not in my pocket, and not even on anybody’s radar. They are all single family homes, and they are all at least 2 bedrooms, and close to or over $1,500,000. They are not fixers, they are done, done, done…or turnkey as we like to say.

If you are interested, or know somebody that might be, you gotta contact me directly (alexclark@gmail.com), you gotta be unrepresented, and I’m going to ask you to work with me going forward and sign a written agreement confirming exactly that. No co-agents, no “I’ll work with you if you find me the property”, no “let’s try it out on this deal”…none of that. You either marry me as your agent or you don’t. Not sure if you should? Have a look at some recent testimonials I’ve been gathering and come take the plunge.

Like I’ve said, working with and finding a Realtor you like is like dating. If it’s not working out with one, you are free to leave to find another.

I’m also beginning to dabble in Lake Tahoe real estate, so if you’re interested in a second home, ski pad, lake front property, my finger is finding the pulse of that market too (and I know where all the good powder is).

So feel free to give me a shout, and let’s work on getting you ahead of the pack and into the home of your dreams. I’m also happy to help any of you sellers out there sitting on the fence in these markets. It’s a good time to sell in certain areas and certain price-points. I am at your service and available for consultation.

-Prior off market opportunities I presented [theFrontSteps]
-Testimonials
-Lake Tahoe Ski Cabin [theFrontSteps]

Zynga Co-Founder Mark Pincus Sells Presidio Heights Pad For $8,200,000

[Editor's note: I just realized I misspoke. The home is not in Pacific Heights, it is in Presidio Heights. Locals will know the difference, visitors might claim six of one half dozen of another. Regardless, the mistake has been acknowledged and changed.]

In other news to take us to the weekend, Mark Pincus, co-founder of Zynga, has sold his home at 3855 Washington. It just closed escrow for a mere $8,200,000 (originally asking $8,900,000).

Real estate haters will be quick to point out it spent a “long” time on the market (126 days), and was sold under asking, but I’d like to remind people that might be getting a little bit jaded…we’re talking eight million two hundred thousand dollars here folks! You think they’re trading that kind of property in Kansas!

Happy Aloha Friday. Enjoy the weekend. I’m out…and playing “Words With Friends”.

p.s. The buyer of this home, just like 2701 Broadway, came from a Zephyr Real Estate agent. Just sayin’….

2701 Broadway, On San Francisco’s Billionaire Row, Finds Its Billionaire Buyer

It’s big news for the Billionaires on Broadway. We have it on good intel that 2701 Broadway, a little house on the hill just down the street from the likes of the Gettys, Trainas, and Ellisons of the world (and let’s not forget a Monster of Rock), has found a buyer ponying up an undisclosed amount of cash (originally asking $32,000,000 then reduced to $28,500,000 and no longer listed on MLS) for this one of a kind, meticulously remodeled home, last sold in 1998 for $5,500,000.

Break out the bubbly, and call it all cash (pocket change really), some new billionaires are moving to Broadway’s Billionaire Row.











To the gentleman that said to me when visiting this home at 3577 Pacific (before it came on the market) “Zephyr Real Estate doesn’t have clients for this…” You’re right, Zephyr has clients for this instead. Congratulations to Anna and Dennis of Zephyr Real Estate for bringing the buyer to 2701 Broadway.

Just need that invitation to the housewarming party, and we’ll bring the Cazadores for fresh lime margaritas on the deck overlooking San Francisco, the Golden Gate Bridge, and the beautiful Bay!

-2701 Broadway, 7 bed, 7 bath, 16,400 sqft, asking $28,500,000 [MLS]
-Kirk Hammett Finds Buyer For His Pacific Heights Monster Den [theFrontSteps]

From Hero To Zero In Less Than A Week

You know that feeling you get when you’re about to push over the ledge of an 8 foot Ocean Beach bomb? Or the feeling just before you drop an untracked line of cold smoke pow down your favorite chute? Well that’s how I felt for my buyers when I saw this sign post out front of this lovely Cole Valley home at 156 Grattan.

My elation quickly turned from thrill and excitement to the feeling of pearling the nose of your board on said 8 foot bomb, crossing a tip and being sent cartwheeling, full yard sale, down your favorite chute with the entire chairlift above watching.

Alas…the house is not coming on the market, but has been rented. It only took one week to rent it, for a mere $6000/month, and they didn’t even have time to finish putting the sign up out front.

I keep saying, Cole Valley (and San Francisco) real estate is doing just fine…thank you very much.

As for me and my buyers, we’ll continue to lick our wounds until we come out on top.

From Beater To Butter, A Before & After At 121 Beulah (Cole Valley)

[Update: This property is Sold. Was sold in 5 days, CASH, for $2,600,000. Wow...]

The Living Room was:

The Living Room is:

The Kitchen was:

The Kitchen is:

Bathroom was:

Bathroom is:

(Note: There are now 4.5 Baths, this is just one of them.)

Lower Level was:

Lower Level is:

Rear Cottage was:

Rear Cottage is:

And the Piece de Resistance…le Garage was:

Le Garage is:

As is always the case with every property in San Francisco, there are stories, and this little (now big) gem on Beulah is no exception. There are a ton more pictures online, including shots of the previously undeveloped attic, the bedrooms, more bathrooms, elegant stairway, and lovely yard and patio, so please check it out.

And as I mentioned yesterday, Cole Valley is a hot little market right now. This is not the only great property that we’ll see in Cole Valley in the near future. Yesterday, I hinted to another 3 bed, 2.5 bath Single Family ($1,550,000) home that will be coming up for any of you Cole Valley buyers that keep getting beat out. There is also another transformation on par with this 121 Beulah that we should see on MLS shortly (if someone doesn’t snag it off market first.)

Opportunity knocks. Contact me to get in on these opportunities first, because they won’t last.

True to my word, I’ll try to keep you all in the loop. For now, I gotta run. Happy Aloha Friday to all y’all!

-121 Beulah, 4bed, 4.5 bath, 4,141 sqft, asking $2,495,000 Cole Valley [MLS]
-121 Beulah Before when is sold for $1,250,000 almost one year ago…exactly.