Category Archives: Outer Sunset

Large Open Living/Dining Room

For Sale: 1582 48th Ave, Top Floor Condo By Ocean Beach!


Come live by the beach! This fabulous top floor condominium in the oh-so popular Outer Sunset is one block from the Ocean, two blocks from Judah street shops/restaurants/N-Judah, and a few blocks from Golden Gate Park. This is an outdoor lover’s dream. The home features an open floor plan with living/dining area including a wood burning fireplace, partial views to the Ocean, kitchen with bar counter opening to dining area, in unit W&D, Master Bedroom with ensuite Bathroom, Central Vacuum, SxS parking, TONS of extra storage, and shared yard. Property was recently painted, has a new fence, and new carpet in common area. It’s an amazing property at an amazing price! Easy to show, so don’t miss out.

Curious about the Outer Sunset? Check out this post by Refinery 29: What To Do In Outer Sunset (Slideshow)
r29outersunset

1582 48th Ave @ Lawton
List Price: $589,000
Showing Schedule:
Sunday 9/14 2-4pm
Tuesday 9/16 1-2:30pm
Thursday 9/18 5-7pm
Sunday 9/21 2-4pm
Private Showing Available by appointment

-Outer Sunset: Hip By The Beach [SF Examiner]

Just Sold! 1622-1626 Great Highway: Save The Waves Coalition Gets A Check

I am happy to say I just represented part of the buying group for this wonderful property on the Great Highway. You may remember the post my colleague did about 1622-1626 Great Highway (Ghost of Sunset Past: The Moss Flats)? Originally listed for $1,349,000 our clients got it for LESS THAN ASKING (it can be done). It’s a done deal at $1,265,000, and everyone is happy, including Save The Waves Coalition, a group dedicated to protecting our oceans, beaches, and waves.

In case you haven’t heard, every transaction I will donate a portion of my commission to the charity/nonprofit of my clients’ choosing, and my clients this time chose Save The Waves. If any of you at Save The Waves are reading, the check is in the mail!


Congratulations to our buyers. This is a great property in an awesome location.

I am available to help you, your friends, and your family with all of your real estate needs, and I am feeling really good about now giving a portion of every sale to charity/nonprofit, so help me do more!

-Ghost of Sunset Past: The Moss Flats [theFrontSteps]
-1622-1626 Great Highway Details [theGoods-sf.com]

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.

 

It’s A Good Time To Sell

San Francisco Homes Selling Faster as Inventory Drops

With potential home sellers feeling that the market is on the upswing and that housing prices will soon appreciate, many of them have elected to hold off listing their homes, resulting in a citywide inventory shortage. At the same time, potential home buyers fearing higher prices are rushing to buy, particularly with the low-interest rate mortgages that are available today. These two forces are causing the already low for sale housing inventory in the city to be gobbled up at a faster rate. And, without new homes for sale to replace those that have been sold, the city’s inventory remains low, while home sales are staying high.

Single-Family Home Sales

Although the city’s inventory has dropped by 25.5 percent compared to February 2011, inventory levels also have ticked slightly upwards since January of this year, by 7.7 percent. And, despite the low inventory, homes under contract showed improvement compared to the same time last year, rising by as much as 22.9 percent. Moreover, the number of homes sold has almost doubled, by 40.7 percent, with a tally of 173 properties.

For homes that were priced below $700,000, the months of supply inventory fell by 66.2 percent to 1.2 months. For higher priced homes between $700,000 and $1.2 million, the months of supply inventory fell by 30.4 percent to 1.6 months. These short time frames continue to indicate a seller’s market, where sellers have more leveraging power over buyers who are competing against a limited group of properties.

One part of the city which experienced an above average increase in sale activity is the Sunset district. Since February 2011, the number of homes under contract has risen by 11.4 percent, while the number of homes sold has jumped by 52.4 percent to a total of 32 properties. The Sunset district, a predominately residential area, rests on the central-west side of the city. With good schools and plenty of family-owned businesses, home buyers seeking a more conservative and small town approach to living would find the Sunset district ideal.

Another area of the city which saw notably positive real estate activity is the central-eastern section. Compared to the same time last year, the number of homes under contract in the section increased by 4.8 percent, while the number of homes sold spiked by 157.1 percent, to a total of 18 properties. Although generally associated with the condominium markets of the South of Market (SOMA) and South Beach areas, the central-eastern section also includes neighborhoods such as Bernal Heights and Potrero Hill, which offer an assortment of cottages, bungalows, and single-family homes in a very friendly, community type setting. Home buyers who yearn to be close to the city, but who also desire amenities such as a small garden or yard, would find solace here.

Condominium Sales

Similar to single-family homes, the number of condominiums for sale throughout the city also has lessened by 33.6 percent since February 2011. Still, in spite of the low inventory, the number of condominiums under contract rose by 17 percent this past month, while the number of condominiums sold remained relatively the same, dropping only by 1.2 percent.

For condominiums that were priced between $500,000 and $900,000, the months of supply inventory shrank by 51.9 percent to a reading of 1.4 months. For luxury condominiums priced above $900,000, the months of supply inventory also decreased, by 28.9 percent to 2.5 months.

One region of the city which continues to experience strong condominium sales activity is Downtown San Francisco. Compared to this time last year, the number of condominiums under contract rose by 9.3 percent, while the number of condominiums sold shot up by 50 percent to a total of 42 units. Quintessential San Francisco neighborhoods such as Nob Hill and Russian Hill offer some of the most stunning and luxurious condominiums in the city. Those seeking to take an elevator up to their home and views worthy of magazine covers will find just what they’re looking for in Downtown San Francisco.

Outlook

Nationally, the consumer confidence index, which had decreased in January, increased in February. The index now stands at 70.8, up from 61.5 in January. (A reading of 90 indicates a healthy economy.) Lynn Franco, director of the Conference Board Consumer Research Center, says, “Looking ahead, consumers are considerably less pessimistic about current business and labor market conditions than they were in January. And, despite further increases in gas prices, they are more optimistic about the short-term outlook for the economy, job prospects, and their financial situation.”

Based on the preliminary unemployment rates from the California Employment Development Department, the statewide and local job outlook is showing continued improvement, with the State’s unemployment rate dropping in January to 10.0 percent from 11.2 in December. Overall unemployment throughout the Bay Area also was down, with San Francisco seeing its unemployment rate decline from 9.5 percent last year to 8.1 percent this past January.

Earlier this month, the Federal Housing Administration announced that it would slash mortgage insurance premiums for certain home owners who refinance an FHA loan into a new one under its streamlined program. According to the San Francisco Chronicle, “The administration estimates that 2 to 3 million homeowners could be eligible to refinance under the reduced fees. But in the Bay Area, FHA loans were relatively rare until March 2008, when FHA raised its loan limit in high-cost areas to $729,750.

The San Francisco real estate market is likely to experience the same trend of low inventory and high sales in the next few weeks as home prices are expected to go up. When they do, San Francisco should begin to see a greater inventory of homes hitting the market.

In laymen’s terms…it’s a good time to sell!

-San Francisco Real Estate Market Focus Report (PDF)

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.