Archive for the ‘Single Family’ Category
Friday, October 9th, 2009
Fridays are for less serious real estate topic-age, so here is a meaningless poll and a tribute to another characteristic that makes SF unique.
Riding my bike through the Presidio last Saturday, I decided to cruise Presidio Heights. And oh my, the elevation- in status, I mean. It’s dizzying. The homes are palatial, complete with giant grand pianos, harps, chandeliers, all of which one can glimpse through elaborate stained glass windows. This got me wondering: why did I pick “teacher” as a career path?
But I digress. From a real estate standpoint, which Heights are really the highest (as in, highest class)? Where would you most desire to spend your halcyon days?
For my money, the top four are Presidio Heights, Pacific Heights, Telegraph Hill, and Sea Cliff.
No offense to any other Heights or Hills. Let’s be honest: SF is chock full of breath taking views from almost every corner (and I’d be thrilled to own a house in any of them), but if we include proximity to open space (like the Presidio or the ocean), the size of the homes and their lots, yards (front, back, side) and those cool carriage houses in back that are bigger than most people’s primary residences, then really, these four take the cake.
But I’m a sucker for parks and beaches, and if I have to pick from there, it’s sand and surf forever. My vote then is Sea Cliff.
Here are four ridiculously lush listings, one in each of my hypothetical contender’s neighborhoods. Study them, perhaps shedding a tear for your own career choice. From your own city explorer insight, which height is really the tops? Are certain areas more steady as investments? Are these places really worth all this dough? And are there really still enough buyers for places like this? After all, the four below are just four of myriad listings on the MLS for well over 3 million dollars, when the the San Francisco Census put the median income in our fair city at less than $70k.
2901 Broadway (Pacific Heights) (7 Bedroom mansion for $45 million.)
37 Presidio Ave (Presidio Heights) (7 Bedroom single family for or $5, 395,000)
632 El Camino Del Mar (Sea Cliff) (5 Bedroom single family for $9,000,000)
1454 Kearny St. (Telegraph Hill) (3 Bedroom single family for $3,500,000)
Sea Cliff shot via Panoramio
Posted in Anna Marie Hibble, Luxury Homes, Mansions, Outer Richmond, Pacific Heights, Presidio Heights, San Francisco Real Estate, Sea Cliff, Single Family, Telegraph Hill, theFrontSteps | 6 Comments »
Thursday, October 8th, 2009
This blog is graciously donated by Missionite, long time reader of and writer for The Frontsteps, as well as writer of his own blog, Submedian.
FINALLY GOT ONE
Well we finally got one. We just got the keys and haven’t moved in yet. Despite the market conditions we didn’t get a steal, paid over asking, and in fact the home didn’t appraise so we had to bring some extra money to close as well as convince the sellers to come down a little. On the other hand the home needs only a paint job and a chimney sweep, is big enough for our family of four, is close to things that are important (school, shopping, park, friends, backyard), far from things we don’t like (noise, crime) and is as good a fit for our needs as we could hope for. Most of our new neighbors have lived in the neighborhood for ten years or more so we have a nice stable piece of San Francisco to call home.
With two little ones in desparate need of a yard we weren’t in a position to wait anymore and frankly we were just out of patience. Our criteria was what can we afford right now that we can bear to live in for the next ten years. And on that front we are satisfied. The big lesson I have walked away with here (which will make the realtors happy) is that what you pay for a house has no correlation to it’s actual value. As some of you probably know we have spent literally years bidding on foreclosures, fixers, probates, stale fish, etc trying to get a bargain and have come up empty handed every time (I haven’t blogged about the last couple misadventures but there have been a few and one in particular just about broke our heart). But the times we were denied did give us more time and eventually our savings caught up to the point that we could actually compete and in the end we wound up buying in a normal deal with normal sellers putting our well-over-asking offer in the day it listed and even then apparently not having the highest offer, but winning because we offered a damn fast close.
The asking price, the comps, everything you think you know about a property is meaningless when it comes to the final price. It all boils down to whether you are in a class that has a lot of other buyers. As a family looking for a family home in a city that isn’t exactly loaded with quality inventory for families, we eventually learned we were going to have to either pay more than we would like, or not have anything at all. If you are in the market for a condo, or something on the top end of the market I think it’s a different experience, but reasonably priced homes appropiate for a family with young children are tough nuts to crack.
Anyway, I’m happy to start worrying about lawn care now. Home depot has new meaning to me and I can’t wait to make my first visit there with serious intent.
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Congrats to you, and thanks to you, for sharing your win, Missionite. Your advice will be of help to buyers, as will your fabulous rent vs.buy calculator, a resource so good it’s been co-opted by Apple and will soon appear as an app for the I-phone! Check it out here.
Photo: homeownershipu.com
Posted in Anna Marie Hibble, Buying/Selling Techniques, General Info, Just Interesting, Real Estate Technology, Single Family, real estate, theFrontSteps | 23 Comments »
Wednesday, September 30th, 2009
Way, way back, we looked at the then just starting Ardenwood luxury home project. We all speculated on price (around $2 mil, was the consensus) and rapidity with which they would sell. Many people also complained that a set of less than ten luxury homes was not the best use of the lot, given our housing scarcity, but that last complaint falls on deaf ears given that the homes are now for the most part complete.
And they’re all for sale. Still. As far as I can tell, and I beg you to set me straight (kindly though, please?) if I am incorrect, but these homes have yet to find their owners. There are seven of them, ranging at the “new” prices of $1,699,000 to $1,950,000, with two homes not yet priced. Looks then like the $2 mill estimate was not far off. (See prices, etc. at the Ardenwood website.)
Personally, that price seems steep to me. The homes are really lovely on the inside and I do love the West Portal village life, but the exteriors make me think of office buildings. They are also awfully close together and for that price, I would like the option of thinking I was all alone in the world. But what do I know? Surely someone is now dying to tell me how ignorant I am.
Bring it.
Photo, of the estate still under construction, via nativesf. Current photos abound at Ardenwood’s website, already linked above.
Posted in "Green", Anna Marie Hibble, Architecture, Green San Francisco, Luxury Homes, San Francisco Real Estate, Single Family, West Portal | 11 Comments »
Tuesday, March 24th, 2009
It’s another fine Tuesday upon us. Yesterday’s stock market rally may put a glimmer of hope in everyone’s eyes, and what better way to celebrate than with a tour of a great house we just put on the market. It is officially a “broker tour” open house today, but we’re inviting all of our readers to come have a look at 442 41st Ave anytime between 11am and 12:30pm.
This is a great single family home in the Outer Richmond with 4 bedrooms and 2 baths (1 bed, 1 bath unwarranted), hardwood floors, fireplace, formal living room, formal dining room, landscaped back yard, new redwood deck, ocean views (from the roof), 2 car tandem parking, washer & dryer, and an excellent location close to Lincoln Park golf course, the Cliff House, Land’s End, Ocean Beach, the Balboa Theatre, Chino’s Taqueria, Sea Cliff, China Beach, Sutro Baths, Louie’s Restaurant, and so much more! The house is also on the east side of the street so you can hang out in your back yard and be warm even when the wind is blowing.
This is a great house and you really should come take a look. Open today from 11-12:30 and Sunday we’ll be there from 2-4pm. Please come take a look. Tell your friends, forward this post, and spread the good word. Mama needs a new dress, so let’s get this home sold.
Tags: Outer Richmond, single family home
Posted in Outer Richmond, San Francisco Real Estate, Single Family, real estate, san francisco | 8 Comments »
Thursday, March 12th, 2009
Signs of a real estate rebound? We’re getting various tips to confirm the reports and it is definitely good news. So why the hell have you not told your friends about this great single family home at 241 7th Ave in the Inner Richmond? (NOTE: Tax records are not accurate on square footage…Curbed. 
)
We have been told to encourage buyers to “bring a reasonable offer”. That means, tell your friends. This is a chance to have a single family home at a condo price and the seller is extremely motivated. What you might be reading on tax records is pretty much useless. There are two large bedrooms and a sunroom that can be a third small bedroom or office. There is a formal dining room, formal living room, Edwardian details galore, and the entire lower level could either be a large media room, office, playroom or anything really. There is tons of storage space, a huge front yard, the home is detached on all sides and full of light, and it is a wonder this house is still available. The lot is zoned RH-2. We have reduced the price 5% already, and we’re encouraging any reasonable offer.
You know we rarely plug listings on this site, but this is truly an opportunity that will pass someone by if they don’t make a move. Make an offer on this home, or tell your friends about it!
-241 7th Ave, SFR, 2+ bed, 1.5 bath, 2pk, $1,129,550 [listing details]
Tags: 241 7th Ave, Inner Richmond, single family home
Posted in Inner Richmond, San Francisco Real Estate, Single Family, real estate, san francisco | 4 Comments »
Thursday, February 26th, 2009
From a reader:
[Eighty-five Beaumont] went for a little under asking.
Lone mountain location.
Good deal?
Lots of pictures.
Maybe you will want to feature it!
Thanks!
PS: I am not an agent.
It’s a good thing you’re not an agent. Can’t tell you if it is a good deal until you tell us what it’s selling for. Some people’s definition of “a little under asking” is different than others. It looks like a good deal, but maybe it’s actually a great deal.
For those that are wondering, this is a 3 bed, 2 bath home in the very desirable Lone Mountain district of San Francisco. The last recorded sale was in 2001 for $725,000 and today’s asking price is $1,198,000. It has not actually closed escrow as of today, but the status is “pending”, which means things are looking good. It went into contract after six days on the market. That’s not too shabby.
[Update: Sold at asking with $4000 credit to buyer.]
-85 Beaumont, 3 bed, 2 bath, $1,198,000 [Listing detail page]
Tags: Lone Mountain
Posted in Lone Mountain, San Francisco Real Estate, Single Family, real estate, san francisco | 8 Comments »
Monday, November 10th, 2008
By Home Girl, aka real-estate blogger Tracey Taylor).
Go to Piedmont and you feel you have entered another world. That’s if you live in Berkeley or Oakland or anywhere else where you are a mere mortal.
I suppose Piedmont is the East Bay’s equivalent to Pacific Heights. Rarefied, privileged, cocooned. The median list price here for a SFH is $1,236,000 (admittedly a tad lower than Pac Height’s $3,357,000, but you get the picture).
I saw a couple of Piedmont listings this weekend. The first was a pink chateau (above) priced at $3,295,000; the second, a 1950s one-level given a complete contemporary overhaul (below), was $745,000 less expensive, but by far the more interesting proposition in my humble opinion.
If you are the old-school type who favors traditional interiors and bourgeois accommodations, the chateau is for you. If, however, you like something a little more risque — a splash of California indoor-outdoor living, a few floor-to-ceiling windows and a handful of sumptuous bathrooms thrown in — then opt for the newer model (below).
Both homes have been on the market for 64+ days, and I would want to know why the second one, at 43 Farragut Avenue, has changed hands no less than four times in the past 11 years (beginning in 1997 — a snip at $1,250,000). But if you’re after more bang for you buck than in the Heights, these are both worth investigating.
Oh, I did visit a third open house on my tour of Piedmont: 224 Ricardo Avenue is a perfectly nice house in a perfectly nice area, but it costs $1,275,000 and, to be honest, I felt like I was slumming it. That’s the effect Piedmont has on you if you spend more than enough time there.
Above: your new neighbors should you choose to buy 43 Farragut Avenue in Piedmont.
Tags: Berkeley, East Bay, market, Pacific Heights
Posted in Pacific Heights, Single Family, real estate, theFrontSteps | No Comments »
Thursday, November 6th, 2008
When I posted Reduction Ad Nauseum, I really just wanted a read on how the educated real estate populace explains and/or reacts to listings that have suffered not one, not two, but three or more price cuts. Still, one commenter Noe Guy said:
“Interesting observations but I wouldn’t put too much stock in them. First, you picked all TICs. TICs were always more of a speculative area of the market–get financing as a group, hold everything together via legal contract, hope for condo lottery, refinance. Everything about it is more speculative, hence the standard discount of TICs to condos… In this market, that discount should be steeper due to higher risk.
In addition to the more speculative aspect of the TIC market, I’ve always believed that it’s very difficult to accurately price a TIC. It’s not just the property that’s for sale. It’s the property, the actual contract, and the partnership with other owners. Those other two intangibles (from an economic standpoint) make the market less transparent, less liquid, and more difficult to price.
The evidence you’ve sited above clearly makes this case, but keep it in context and look outside of TICs if you want a clearer picture…”
Well, geez, what observations? I just observed 3 properties with 3 or more cuts, and opined that buyers (like me, someday, Obama willing) tend to look at reduced properties as Tijuana specials, as in: $500K now? No, no, I don’t think so. Here’s $300K and a pity hug. My final offer.
But okay, Noe Guy. See, I love a challenge (else why would I be so sure I can buy a house on an English teacher’s salary, eh?). So here you go, 3 more properties, decidedly not TICs, that have come down more thrice or more in their careers on the market.
(more…)
Tags: Reduced Prices, San Francisco Real Estate
Posted in Anna Marie Hibble, Buying/Selling Techniques, Condominium, Inner Parkside, Reduced, SOMA, San Francisco Real Estate, Single Family, Twin Peaks, real estate, san francisco, theFrontSteps | 4 Comments »
Friday, September 12th, 2008
We think this would qualify as a “flip” in every sense of the word. From this 4 bed, 2.5 bath home in March 2008, which sold for $1,605,000 (asking $1,500,000):
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To this 5 bed, 4.5 bath home six months later asking $2,398,000:
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Very interesting to say the least. We’ll see how this goes.
-2730 Fulton (before) [MLS]
-2730 Fulton (after) [MLS]
Tags: Before-After, real estate, san francisco, San Francisco Real Estate, theFrontSteps
Posted in Before-After, Inner Richmond, Remodeling, San Francisco Real Estate, Single Family, market info, real estate, san francisco, theFrontSteps | 4 Comments »
Thursday, September 11th, 2008
It’s not often a deal like this comes around and everybody shares in the goods, but 727 Grafton promises not to disappoint.
Here’s the deal:
1. The seller gets to walk away (its a REO)…DEAL!
2. The contractors didn’t have to pull permits (“permit status if any is unknown”), or put in a kitchen, “The home has no kitchen or bathrooms…” DEAL!
3. Buyer gets “Ocean View Location” and a 3% (of selling price) credit towards closing costs (not to mention a $369,900 asking price)…DEAL!
4. The selling agent (represents buyer) will get a $3000 bonus…DEAL!
5. We get to talk about the downstairs “partial basement with framework of a room and potentially a bathroom”…DEAL!
Did we forget anyone who gets a good deal on this deal?
-727 Grafton [sfnewsletter listing detail page]
Tags: real estate, san francisco, San Francisco Real Estate, theFrontSteps
Posted in Foreclosures, Remodeling, San Francisco Real Estate, Short Sales, Single Family, market info, real estate, san francisco, theFrontSteps | 1 Comment »
Wednesday, September 10th, 2008
From the SFAR Advantage Online:
click for larger image
NUMBER OF UNITS is the equivalent of number of sales/transactions. For condominiums, each unit is treated as a sale. For 2- to 4-unit buildings, the “building” is treated as a sale.
NUMBER SOLD is the number of properties in the market segment that closed escrow during the month.
NUMBER FOR SALE is the number of active properties on the market for one day or more during the month.
MEDIAN PRICE (SOLD) reflects the “middle” price point of a group of properties that have successfully closed escrow on a monthly basis, i.e. half sold for more and half sold for less than the median price. Tracking the movement of median prices over time provides a good indicator of the direction market forces are moving.
If the percentage change is positive between the two periods then there is upward pressure on prices in that market segment. If the percentage change is negative between the two periods then there is downward pressure on prices in that market segment.
AVERAGE DAYS ON MARKET (DOM) reflects how long it has been taking (on average) to draw an offer on a reasonably priced property exposed to the market. The AVERAGE DAYS ON MARKET is defined as: The average number of days it took all of the properties that went under contract during the period to accept a first position offer.
MONTH’S SUPPLY OF INVENTORY (MSI) is a measure of how long it would take, in months, to sell the existing inventory at the current sales rate for the specific neighborhood and property type. The MONTH’S SUPPLY OF INVENTORY is defined as: The number of active properties on the market for one day or more during the month, less the number of properties that have been withdrawn or expired, divided by the number of properties that have gone under contract during the month.
* * * * *
Data provided by Terradatum. For additional information about market statistics and/or additional information about Terradatum’s products and services, please call Terradatum at 1-888-212-4793 Ext. 2 or send e-mail to info@terradatum.com.
[District Map, Tour de San Francisco (real estate) by Districts]
Tags: real estate, san francisco, San Francisco Real Estate, theFrontSteps
Posted in Alexander Clark, San Francisco Real Estate, Single Family, Stats & Numbers, market info, real estate, san francisco, theFrontSteps | 12 Comments »
Tuesday, September 9th, 2008
This chart was sent via email (anonymously), but we’ll go ahead and give credit to where we think they found the info, and, of course, share with you:
Interesting…
Tags: real estate, san francisco, San Francisco Real Estate, theFrontSteps
Posted in Readers’ Reports, San Francisco Real Estate, Single Family, Stats & Numbers, market info, real estate, san francisco, theFrontSteps | 2 Comments »
Tuesday, September 2nd, 2008
They asked $3,745,000 and they got….? We’ll just never know. It’s another one of those deals that closed with an asterisk (meaning sales price not disclosed). Something tells us it was close to that. It only spent 8 days on the market.
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In case you’re wondering what’s all the fuss, here are the marketing remarks:
Atop Liberty Hill, Casa Cielo is one of San Francisco’s best known homes. A rich local history and a location perched on top of the city make it a true once in a lifetime opportunity! The opulent interior features a massive formal living room with vaulted ceilings, multiple sitting rooms, a large deck with 180 degree views of the city and bay, 3 bedrooms and 3 remodeled bathrooms. Surrounded by lush mature gardens and several patios with fountains. Detached one car garage with guest apt above.
And only one RealSpeak thrown in. You see, that’s how you get it done.
-3690 21st Street [sfnewsletter listing detail]
Tags: real estate, san francisco, San Francisco Real Estate, theFrontSteps
Posted in Alexander Clark, Done Deals, Eureka Valley/Dolores Heights, Marketing, Realspeak, San Francisco Real Estate, Single Family, Unique Property, market info, real estate, san francisco, theFrontSteps | 13 Comments »
Wednesday, July 30th, 2008
Need we say more…
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Don’t panic. It appears to be limited to just the bedrooms and one bathroom. Nothing a little paint, scraper, and mallet couldn’t fix. After that, you’re left with a great house.
-www.3525clayst.com
Tags: real estate, san francisco, San Francisco Real Estate, theFrontSteps
Posted in Classic, Presidio Heights, San Francisco Real Estate, Single Family, real estate, san francisco, theFrontSteps | 4 Comments »
Tuesday, July 22nd, 2008
Part 1:
We noticed it [3373 22nd Street] hadn’t had a Sunday open in a while, but rather than a pending or sold sign outside – we noticed the sign was just gone yesterday. It isn’t on the public mls as in contract – it just isn’t there. You know the scoop?
We are dying to know the final sales price. It was our perfect house in our perfect location – but a very unperfect price. So it wasn’t just the price – it was the price plus the people who were squatting in the house before the developer bought it, who still like to hang out around the house. For 2 + million – I don’t want to regularly have to ask the neighborhood characters to loiter elsewhere.
Now, we don’t know for certain which property you’re talking about, but imagine you’re talking 3373 22nd St, so we’ll go ahead and assume.
According to MLS it closed on 7/10/08 for a sales price of $1,950,000 (original asking was $2,095,000, originally listed 5/1…love that day!), and we heard the buyer represented himself (mls states the same). Last sale was 11/05 for a sales price of $920,000 and has definitely been fixed up since then.
Part 2:
And while I’m asking – I’ll give you a bit of insight from the east bay. We were supposed to close yesterday on our house in Oakland – only the bank hasn’t delivered loan docs yet. We have a jumbo loan and found the very last bank willing to do a 20% loan. Everyone else wanted 25% down or ridiculous rates. There is no problem with the loan – the bank is just backed up. We likely won’t close until sometime next week and the sellers are rolling with it. I was fully prepared to have to beg and plead for them not to walk – but we are hearing from our agent that a lot of deals are closing late. Is it the same over there?
Deals closing late, or the begging and pleading? We’re seeing a bit more of both.
Thanks for the insight on the East Bay, thanks for your email, and thanks for reading!
Tags: Architecture, real estate, san francisco, theFrontSteps
Posted in Architecture, East Bay, Letters to Editor, Mission Dolores, Single Family, Victorian, market info, real estate, san francisco, theFrontSteps | 12 Comments »
