Dining Room before...

Before & After On A Noe Valley/Glen Park Victorian

There is always a lot of talk around town about how “easy” it is to sell a property in San Francisco, and that all we (Realtors) have to do is sign up a listing, put a sign out front, and the hordes of buyers will come marching through the door, offer oodles over asking, beg to buy the property, offer up their children as security deposit, and seller sells it for a mint.

Not so, and to prove you need us (particularly theFrontSteps) to market your property for sale in San Francisco, I’d like to share some “before & after” shots of recent property transformations.

Screen Shot 2016-01-18 at 12.44.47 PM

Underbids All Over The Map | San Francisco

Did you miss the Top 10 Overbids last week? Don’t worry, SFGate has em posted, but since it’s Monday (well it was yesterday), we like to bring you the weekly top 10 Underbids. Sounds like SFGate might recap them there too, so keep your eyes peeled.

The top dogs are a variety this time around. Locations are spread out – Western Addition, Bayview, Nob hill, Telegraph Hill, Marina, Pacific Heights, Inner Mission, Cow Hollow, and Noe Valley. Sizes range from a 232 square foot micro studio condo, which sold for $390,000 (don’t get too excited, that’s nearly $1700/sqft), to a 5590 square foot 5 bedroom mansion, which sold for only $1500/sqft (don’t get too excited here either, that’s $8.4M). There’s even a commercial unit in the mix, that fetched “only” $430/sqft (we ain’t talking apples to apples to the above.)

Just goes to show, in real estate, particularly in San Francisco it’s all about location, location, location…and pricing, marketing, presentation, and timing.

Regardless, have a great work week. Enjoy the top 10, stay dry, and pray for more rain/snow.

Address BR/BA/Units List Price Sold Price Underbid
1406 Golden Gate Avenue 3/2/0 $1,399,000 $1,200,000 -14.22 %
1311-1313 Palou 2-4 Units $995,000 $875,000 -12.06 %
1300 Pacific Avenue 0/2/0 $468,000 $425,000 -9.19 %
412 Green Street #A 0/1/0 $425,000 $390,000 -8.24 %
3315 Pierce Street 3/3.5/3 $2,699,000 $2,500,000 -7.37 %
2470 Broadway 5/4.5/2 $6,995,000 $6,500,000 -7.08 %
1326 Utah Street 2-4 Units $1,289,000 $1,200,000 -6.90 %
33 Perine Place 2/2/1 $1,500,000 $1,400,000 -6.67 %
2828 Divisadero Street 5/5.5/2 $8,995,000 $8,400,000 -6.61 %
425 28th Street 3/2/1 $1,695,000 $1,588,888 -6.26 %

theFrontSteps Overbids on SFGate [SF Gate, San Francisco Chronicle Online]

818douglaskit

In San Francisco $1,810,000 Buys You This

A little cottage all of 1150 square feet with many “period details”, and situated in the heart of Noe Valley, 818 Douglass takes this week’s Maximum Overbid cake, gets $1,574 per square foot, and puts fixers back on top.

As for the rest of the top 10 Overbids…here you go:

Address BR/BA/Units DOM List Price Sold Price Overbid
818 Douglass Street 2/1.00/N/A 11 $1,095,000 $1,810,000 65.30%
43 Everson Street 6/3.50/N/A 10 $1,585,000 $2,350,000 48.26%
926 Teresita Boulevard 3/1.00/N/A 12 $1,049,000 $1,550,803 47.84%
31 St Charles Avenue 3/1.00/N/A 20 $599,000 $788,000 31.55%
14 Hearst 2/1.00/N/A 12 $899,000 $1,175,000 30.70%
715 Amazon Avenue 3/2.50/N/A 18 $995,000 $1,300,000 30.65%
71 Sala Terrace 4/2.00/N/A 42 $599,000 $780,000 30.22%
154 Yerba Buena Avenue 2/1.50/N/A 34 $1,595,000 $2,050,000 28.53%
4142 Folsom Street 2/1.50/N/A 15 $1,049,000 $1,325,000 26.31%
1793 Sanchez Street 4/4.00/N/A 13 $1,795,000 $2,257,000 25.74%

Have a great weekend.

SOLD

SOLD | $2,257,000 | 1793 Sanchez, Noe Valley / Glen Park Victorian

I’m pleased to say, I have successfully represented the sellers in the sale of their wonderful property at 1793 Sanchez. In the end the road was a little longer than we expected, but we got there. Congratulations to my clients, and the buyers who are incredibly thrilled they were able to beat out seven others to get the keys.

My clients were also kind enough to share a testimonial:

We had an outstanding experience with Alex Clark listing and selling our Noe Valley / Glen Park Victorian. He is highly knowledgable, extremely patient and most importantly endowed with great instincts about how to handle the complex and challenging real estate market of San Francisco. I would recommend him without hesitation.

You can find the property detail page for the home right here. Listed for $1,795,000, sold for $2,257,000, 1793 Sanchez is a large Single Family with Garden Apartment.

Onward!

A little bit more About Me
Some of my Recent Transactions
Some Testimonials

1447-1449 Guerrero Sells $705,000 Over, But There Is More…

I’m going to make you cry…and then I’m going to make you cry more. Here’s how:

Last sold in 2007 for $995,000, 1477-1479 Guerrero just clinched this week’s top spot on the list of insane overbids coming in a meager $705,000 above the $995,000 asking price (note…same asking price as selling price in 2007) and closing for a cool $1,700,000. It might even come with this guy:

guerrero

If that doesn’t make you cry, or at least make your head spin, this will. According to MLS, this property was marketed only two years ago in June of 2013 at $1,295,000 with the EXACT same marketing spiel (including proximity to tech shuttles), same great photos, same great tenants, but it didn’t sell and was pulled off the market a short time later. Fast forward two years, add $500,000 and it’s sold! The Maximum Overbid of The Week.

As for the top 10, here you go:

Address BR/BA/Units DOM List Price Sold Price Overbid
1477 Guerrero Street 1479 2-4 Units 8 $995,000 $1,700,000 70.85%
734 39th Avenue 4/2.00/N/A 12 $1,049,000 $1,550,000 47.76%
139 San Leandro Way 4/2.50/N/A 9 $1,895,000 $2,635,000 39.05%
4301 Cesar Chavez Street 3/2.00/N/A 2 $1,795,000 $2,380,000 32.59%
1919 Jennings Street 2/1.00/N/A 22 $495,000 $655,000 32.32%
935 Avalon Avenue 2/1.00/N/A 26 $669,000 $870,000 30.04%
3519 Lawton Street 3/2.00/N/A 14 $925,000 $1,200,000 29.73%
1726 48th Avenue 4/3.00/N/A 12 $829,000 $1,050,000 26.66%
4010 San Bruno Avenue 3/1.50/N/A 15 $699,000 $880,000 25.89%
1001 Portola Drive 3/2.00/N/A 27 $995,000 $1,250,000 25.63%

Keep in mind these properties got into contract on average 30 days ago. There might be a little shift in the market happening, but we’ll have to wait a bit to see. A note to you buyers…if a property is on the market, has an offer date, doesn’t get offers, then reduces their price, and your agent advises you to come in OVER asking (often times over the original list price), find out what they’re smoking, because I want some.

Have a great weekend!

1793 Sanchez Fireplace/mantle

For Sale | 1793 Sanchez St. | Glen Park

Located on one of the best streets in the Fairmount Heights area of Glen Park, and on the Southern edge of Noe Valley, 1793 Sanchez is on the market and you, my dear readers, get the first look inside.

1793 Sanchez Gallery
[Click image for high resolution]

1793 Sanchez Features
Originally built in 1887 (says the plaque on the front of the house), this Victorian is not what you’d expect when looking from the street. A modest staircase leads to a grand home with amazing period details, booming city views, indoor/outdoor living, and a tremendous amount of entertaining space.

Enter the home and be taken away by the old-world charm of the formal living room, which leads to a formal dining room, both rooms which have retained their original character and charm. A small bedroom or office is located on this level just off the dining area, which enters into a designer chef’s kitchen complete with marble countertops, Viking gas range, bar seating and an open living/entertaining room, which opens to a large deck overlooking Noe Valley and the San Francisco downtown skyline. A built-in gas barbecue is standing by the ready as well as either a sun shade for those amazing sunny days, or heat lamp for the cool SF nights.

Upstairs you’ll find a master suite with amazing downtown views, recycled wood floors, a master bath, fireplace, walk in closet, as well as an additional room perfect for a small child, office, or your collection of Manolos. From the master suite you can open the doors wide to a private balcony and take in the morning sun or keep the blackout shades drawn to sleep the day away in total darkness.

On the lowest level of the home you’ll be delighted to find a large bedroom, laundry room, washer & dryer, bathroom, and exceptionally large closet perfect for wine cellar or craft beer collection.

The legal 1 bedroom, 1 bath garden apartment is accessible via the breezeway and has wonderful wood floors, fireplace, W&D, designer lighting, a cute private patio/deck area, and wonderful views out to the impeccably maintained garden oasis with fresh lawn, budding flowers, automatic watering system (drought friendly), and a trickling fountain to soothe the soul. What you do with this garden apartment is up to you, but it’s ideal for additional income, friends and family, or should you be so lucky to have an Aupair, he/she would certainly not complain about living here.

Presented by:
01-alex-clark-portrait-linkedin-square
Alexander Clark
Paragon Real Estate Group
415-254-5351
alexclark@gmail.com

Showing schedule
Saturday 9/12 1-4pm Open House
Sunday 9/13 1-4pm Open House
Tuesday 9/15 12-1:30 Broker Tour (Public Welcome)
Thursday 9/17 5:30-7:30pm Twilight Open House
Saturday 9/19 1-4pm Open House
Sunday 9/20 1-4pm Open House
Offer Date: Monday 9/21 @ 12 noon.

In case you’re in a fog at how wonderful this property is…

1793 Sanchez Details
List Price $1,795,000 | Single Family Home w/ Legal Garden Apartment
Main House:
Victorian Details
3+ Bedrooms
3 bathrooms
SF Skyline Views
Wood Floors
Chef’s Kitchen
Viking Range
Marble Countertops
Formal dining room
Formal living room
3 fireplaces
2 decks/balconies
Outdoor heat lamp
Deck awning
Master Suite on top level w/ Amazing views
Laundry Room
W&D
Direct yard access

1793 A Sanchez Garden Apartment:
1 bedroom
1 bath (shower)
1 Fireplace
W&D
Wood floors
Open Living Area
Patio/deck
Direct yard access

MLS Listing Detail Page

The preparation of this home was featured prominently in the Business Section of the San Francisco Chronicle.

Follow @theFrontSteps on social media or subscribe to theFrontSteps via email, and never miss a beat of San Francisco Real Estate.

When is the best time of year to buy or sell a home [San Francisco Chronicle]
Listings Showcased [theFrontSteps]
For Sellers [theFrontSteps]

682 Duncan

Maximum Overbids Of the Week | $625,000 Over In Noe Valley | 291 Square Foot Studio Sells For $415,000

And the winner is…682 Duncan for a mere $625,000 over asking, and just shy of $1600 per square foot:
682 Duncan

Address BR/BA/Units DOM List Price Sold Price Overbid
682 Duncan Street 3/2.00/N/A 12 $1,050,000 $1,675,000 59.52%
430 Nevada Street 2/1.00/N/A 27 $699,000 $1,065,000 52.36%
1520 15th Street 2/1.00/N/A 22 $799,000 $1,175,000 47.06%
2219 25th Avenue 2/1.00/N/A 13 $949,000 $1,380,000 45.42%
850 35th Avenue 2/1.50/N/A 38 $950,000 $1,380,000 45.26%
1994 45th Avenue 3/2.00/N/A 28 $799,000 $1,130,000 41.43%
195 7th Street 0/1.00/306 38 $299,000 $415,000 38.80%
1257 Union Street 2/1.00/ 12 $1,195,000 $1,650,000 38.08%
1269 27th Avenue 3/2.00/N/A 19 $1,108,000 $1,510,000 36.28%
136 Bradford Street 4/2.00/N/A 43 $899,000 $1,225,000 36.26%

Did you notice that little (291 square feet) sale for $415,000 at 195 7th Street?

As many of you know, I’ve been doing this Maximum Overbid feature for about 12 years running, maybe more. It started on sfnewsletter…it actually started sfnewsletter. Then I started posting the Maximum Overbids here, sometimes regularly, sometimes not. As much as these stats are great information, and surely get you scratching your head, they are not an indication of the market as a whole, and I know that very well. That is why I share not only the top 20 Overbids, but also Underbids, as well as properties still on the market more than 30 days. I share new listings of the past two weeks, as well as recent sales…not just overbids. I share this awesome information via The Goods. And in case you haven’t noticed, I share a sh*t ton of other data too.

I do all of this so you, the buyer, the seller, the renter, the owner, the neighbor, the landlord, the whatever you are, can educate yourself on properties and activity in your area. I’ve always felt it is important for you to know as much, or more than me about the market. If you appreciate this information, I encourage you to contact me when you, or anyone you know, are ready to buy or sell real estate. I encourage you to sign up for sfnewsletter, and I encourage you to follow this blog via email (opt-in form is below).

I am an expert at marketing property to get top dollar, and an expert at getting offers accepted for buyers, and I’d love to work with you. I’m no good at juggling and basketball, so don’t ask me to help you with that.

Have a great weekend!

Alex Clark
Paragon Real Estate Group
alexclark@gmail.com
415-254-5351

elseworth

San Francisco | Top 10 Overbids Of The Week

As if last week wasn’t painful enough for you buyers. The top spot this week comes in a meager 67% above the list price of $850,000 for a sales price of $1,425,000. Bernal Heights, FTW! But don’t overlook the Mission district single family home at 3336 23rd Street that fetched $811,000 over asking either:

Address BR/BA/Units DOM List Price Sold Price Overbid
99 Ellsworth St 2/1.50/N/A 12 $850,000 $1,425,000 67.65%
1365 Union St 1367 2-4 Units 8 $1,999,000 $3,150,000 57.58%
3475 Jackson St 4/3.50/N/A 12 $3,995,000 $6,175,000 54.57%
3336 23rd St 3/2.00/N/A 16 $1,495,000 $2,306,000 54.25%
1644 Great Highway 4/2.00/N/A 19 $799,000 $1,210,000 51.44%
197 Lower Ter 2/2.00/N/A 13 $995,000 $1,500,000 50.75%
61 Germania St 2/1.50/ 7 $899,000 $1,310,000 45.72%
88 Norton St 2/1.00/N/A 14 $659,000 $950,000 44.16%
2266 Jackson St 3/2.50/ 7 $1,695,000 $2,410,000 42.18%
514 Elizabeth St 2/1.00/ 15 $1,095,000 $1,555,000 42.01%

Wowza…

[Editor’s Note: Overbids are calculated by way of percentage over, not dollar amount over.]

To see the Top 20 Overbids, as well as top 20 Underbids (they exist), check out The Goods that I provide.

Have a great weekend!

3800washington

Stalefish: You Won’t Believe Your Eyes

There is a little something in our market, of which many buyers are not aware, and many agents overlook. I have long referred to them as “Stalefish“, but others refer to them as “buying opportunity” or “still available property”, or what we named (on theGoods) as the “30+ Club”. What are these, you ask?

They are, quite simply, properties on the market more than 30 days, and darnit if there aren’t quite a few gems out there that I’d love you to buy.

Getting beat up in Noe Valley? Check out 469 Valley:
469valley
This is a 3220 square foot remodeled view home in Noe Valley…and it’s still available! Deck, garden, master suite, it has it all. Listed at $2,989,000.

Not your cup of tea? Check out 27-29 Fountain, also in Noe Valley:
27Fountain
Previously listed at $2,900,000, this detached Victorian with 4 bedrooms, booming views, decks, parking, yard, and a great location is now $2,600,000! You just saved $300,000. Opportunity knocking right here.

Maybe you don’t like Noe, and you’d rather be in Cole Valley – sorry, nada. But keep checking!

You think Pacific Heights never has anything for you? Think again. This absolutely stunning home at 2701 Broadway is still there:
SONY DSC

SONY DSC
“Comprised of five levels encompassing over 16,000 square feet the home includes 7 bedrooms, 7 full baths, and 4 half-baths, plus 2 kitchens, 2 family rooms, 2 offices, 3 rooftop terraces, a basketball/sport court, plus a multitude of rooms for today’s active lifestyle. 2 car garage,” and a bargain price of $39,000,000.

Okay, so maybe $39,000,000 is a bit more than you can handle, and you really don’t like basketball anyway. Maybe surfing is more your thing? Well…you’re in luck. It just so happens this little fish at 2307 40th Ave is still there:
230740thAVe
It’s “beautifully remodeled and updated”, close to the beach, and other “neighborhood conveniences like Walgreens” (huh?), and from what I can tell, very ready to be sold.

So if you’re getting beat out by the hordes of buyers all over the hot new listings, and you have possibly overlooked those homes that weren’t exactly perfect, you might like to give this list another glance. And if you’re an agent, you might like to send this invaluable information to your clients (branded to you, or course).

Whether you call ’em Stalefish, or otherwise, no matter how you slice it, there is opportunity out there in many shapes, sizes, and prices. Prices which, at this point, could be very negotiable.

Time to go fishing!

p.s. Wondering about the home with all the marble columns? It’s available too: 3800 Washington, $17,995,000, and it’s frickin amazing!

Stalefish, 30+ Club, Buying Opportunity: Find it all here
Battle Royale: Cole Valley Versus Noe Valley [theFrontSteps]

[Big Ass Disclaimer: Every property in this post and on the Goods 30+Club is listed as “active” on MLS. All information is deemed to be accurate, but not guaranteed.]