Cole Valley Property Gets 30 Offers

135parnassus
Because one offer isn’t enough, 135 Parnassus (a teeny – tiny 1192 sqft, 2 bed, 1 bath condo) in the heart center of Cole Valley, just blew the roof off of reality. Sure, priced crazy low at $799,000 (actually, I would have priced it similarly because it did have some issues), but still…30 offers? Come on!
135parnassuskit

I do know roughly where this will sell, but have been asked not to share pricing info, so check back, contact me, or better yet – get on my list to receive real time sold property reports to your inbox every other Friday. (Sign up at sfnewsletter.com and get “The Goods”.)

The agent kindly informed me, “We also have a solid backup offer”, and my response, “You actually have 29.” Ahhh…to be a seller in San Francisco.

And didn’t I just report the market might be cooling…sort of?

Wowza.

135 Parnassus – Cole Valley [Property Detail]
San Francisco Real Estate Market Cools (sort of) [sfnewsletter]
Real Time Neighborhood Sold Property Reports via Inbox [sfnewsletter]
Agents, Send The Goods To Your Clients [www.theGoods-sf.com]

Sold | Off Market In Cole Valley – 1242 Cole

giants_world_series Giants win the World Series, yet again, it’s Halloween, and my clients just stole this amazing condominium in the heart center of Cole Valley! The essence of what we just witnessed in the World Series is not much different from the Real Estate game in San Francisco. It takes a great team, strategy, timing, focus, and of course a little luck to win. I’m happy to say all the elements came together for my buyers and we knocked this purchase out of the park on the first pitch. My clients knew it was a great opportunity, took my advice, didn’t hesitate, and scored! Congratulations Elizabeth and Andrew. Ya done good.

Not only is October great for baseball, Halloween, and our Indian Summers, but this October has been my most memorable month of this year. With 6 deals closing this month, this one in Cole Valley was the icing on the cake. I have another deal in contract in Cole Valley, and know of a couple great listings off market and coming soon, so don’t be a stranger if you’re looking in Cole Valley for a home.

This score proves that there are opportunities out there without overpaying, but you have to be aggressive and know where to look.

An average condominium in Cole Valley sells for $941 per square foot, according to my third quarter report, and we grabbed this sweet 3-bedroom, 1 bath home with parking, yard, amazing period details, an awesome kitchen, some rugs, and some great furniture at $886 per square foot before it hit the market at $1,300,000.

For you buyers out there, it’s a crazy market, but don’t get discouraged. You can win.

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

Happy Halloween! Giants Baby! Pray for Snow!

Spacious Edwardian Condominium

Just Sold: 29 Rivoli, Cole Valley: List $1,395,000 Sold $1,575,000

I am pleased to announce the successful sale of this wonderful, luxury, view residence at 29 Rivoli, in San Francisco’s Cole Valley neighborhood.


After an unsuccessful marketing effort with a different agent, the owners put their trust in me to get the job done, and I was able to garner multiple offers, get to a sales price that was suitable to buyer and seller ($180,000 over asking), and secure a quick close. Buyer is thrilled. Seller is thrilled. All is good on Rivoli!

For more details about this transaction, others in Cole Valley, or San Francisco generally, you should know where to find me by now. (Hint: alexclark@gmail.com, or 415-254-5351)
Have a look at what other clients are saying about me. For more about this property, read below…

Spacious Edwardian Condominium

For Sale: 29 Rivoli, Top Floor Edwardian View Condo In Cole Valley On A Quiet Tree Lined Street


I have this fabulously luxurious top floor, 3 bed, 2 bath Edwardian condominium with amazing panoramic views to the North from the living area and South from the bedrooms, on a quiet tree lined street in Cole Valley, coming on the market this Friday 9/12, and you get the first look.

The home features gorgeous hardwood floors, a spacious, bright and open formal living room (wired for surround sound) with a fireplace. Formal dining room with period details, built-in cabinets and box-beam ceiling. Walk through the Butler’s pantry into your bright, open and large designer kitchen with Caesarstone countertops, custom cabinets, skylight, extra storage and A+ appliances. Both bathrooms have been remodeled by Waterworks and feature all of today’s amenities. Laundry room has side by side washer & dryer, and floor to ceiling cabinets. The entire condo has refinished floors, new carpet, and new paint. It also comes with one car parking, a shared yard, and did I mention views, views, views. Because the property is completely separated from other structures on all sides, the home is incredibly bright…a rarity in San Francisco.

Soar above Cole Valley in this truly remarkable property you don’t want to miss.

List price $1,395,000
Open House Schedule:
Sunday 9/14 2-4pm
Tuesday 9/16 12-1:30pm
Thursday 9/18 5-7pm
Sunday 9/21 2-4pm
Private showings available

For more information about this property or any others, please contact me (alexclark@gmail.com / 415-254-5351), and to learn more about Cole Valley, in general, check out all the great stuff I’ve shared!

Before Google Street View, I did a Tour de San Francisco. And here’s what I did for Cole Valley.

More Listings [theFrontSteps]

936 Clayton Is Officially On The Market, And I’m Officially Claiming “You Had Your Chance”

How many of you remember this photo I shared not too long ago?


Every hand in the room goes up.

How many of you remember the post that went along with it, trying to give YOU first (actually second) dibs on getting this property, and having a say in final finishes and details? Every hand in the room goes up. How many of you actually took it upon yourself to contact me, or refer this opportunity to a friend? ONE hand in the room goes up! Kudos to that one hand. You know who you are.

As for the rest of you, it’s open season and you’ll be left to fend for yourselves, 936 Clayton is officially on the market, and it’s officially awesome.

By all accounts, this is an amazing property and I expect it will sell rather quickly, especially if you look at recent Cole Valley comparables, and how quickly they sold. Time will tell what the market price is for this home, and how quickly it sells.

My point is simply this…I keep trying to get you in the door first, you just gotta get in touch and stay on my radar.

936 Clayton, 4bed, 3.5bath, $2,850,000 [MLS]
First Dibs: Cole Valley/Ashbury Heights To The Studs Remodel With Big Views [theFrontSteps]

Four Buyers In Four Days…And 121 Beulah, How Did It End?

Hi all! I just wanted to give a little update to you from my world of San Francisco real estate.

In my humble opinion, the market is extremely hot for the right properties. On Friday I wrote four separate offers (five if you count that one property is two condos), in four entirely different neighborhoods, and have been in a multiple offer situation on every single one of them. My buyers lost out on a house near West Portal (by roughly $25-35k), and my buyer on a Outer Avenues house is still in the thick of a six offer situation.

My clients for a Cole Valley property accepted a counter offer from the seller, knowing that other offers were lurking. And thankfully, the sellers of a Russian Hill property that my client offered on realized cash truly is king in this lending environment, and wisely accepted our offer on their property, rather than the others with financing.

I would love to share details and specifics about all of these, but as you can imagine, I can’t. I am very busy representing a ton of people throughout the city at this very moment, and all of it is helping me gain that much more knowledge to help you.

As always, other agents are talking to me and sharing stories, potential buyers they may have for homes, and properties some of their sellers may sell. Why they don’t just post all of it for free on PocketListings.net is beyond me, but I’m happy they feel comfortable sharing with me.

If you, or any of your friends/family, need help with San Francisco real estate, please don’t hesitate to contact me. My head is FULL of real estate opportunity!

Oh…and that luxury remodel on Beulah I mentioned two weeks ago….SOLD IN FIVE DAYS for $2,600,000 (asking $2,495,000). We can only assume CASH, and multiple circling.

Happy Monday! It snowed!

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.

But It’s A Buyer’s Market

Any of you see this article on Yahoo! about US Cities Where Homes Sell The Fastest?

Gather ’round…I have a story for you.

Yesterday, on behalf of my clients, I presented a full asking price, ALL CASH (that’s $1,350,000 George Washingtons), two week to close, sellers may “rent-back” ’til November offer on 49 Alma Street in Cole Valley. This is a home that was listed late 2010 for $1,475,000 and withdrawn in January of 2011.


…and our offer was not enough! We were one of FIVE offers!

We expected multiple offers, but here is the kicker – four of the five offers were also all cash! Are you kidding me!? Hang on…it gets better. Our offer was almost the lowest in price. One other offer below us. The winning offer had zero contingencies. That’s all cash, significantly over asking, no contingencies, two weeks til the seller gets their coin…Is it 2003-2005 all over again? WTF!

I know the details of the other offers, but for the sake of the lucky and thrilled seller, and the lucky and thrilled buyer, some things in a transaction are better not to publish until it closes and cash and keys are transferred. Job well done by listing and selling agent combined, and the buyer for blowing our minds.

Okay, I have another anecdotal bit of story for you.

Seven Divisadero hit the market a couple of weeks ago. Barely two or three days on the market…Bam! In contract, all showings canceled.

You cancel showings when you have an extremely good offer that you’re not afraid is going to fall apart. My guess is another all cash offer over asking with one simple inspection contingency.

That leaves several all cash buyers with over $1,000,000 to burn still out there looking.

But it’s supposed to be a buyer’s market…right?

US Cities Where Homes Sell The Fastest
Battle Royale: Cole Valley Versus Noe Valley [theFrontSteps]
Multi Millions On A Monday [theFrontSteps]
49 Alma Street [Property Website and Photo Credit]
7 Divisadero [Property Website and Photo Credit]

Get Ready For A Bidding War. Vacant Cole Valley 2 Unit Building Hits MLS (806-808 Cole)

I’ve been riding my bike by this building for better part of four weeks (school started) watching it get prepped and cleaned, and today it’s finally revealed to us on MLS. It certainly doesn’t have that “wow” factor we recently saw on Brokerick, but I expect there to be a bit of buzz around this property. After all, it’s vacant, needs a little TLC, could be occupied by a family upstairs looking for income potential downstairs, and the location doesn’t get much better.

I’m not the only one expecting some activity either. According to the “agent only remarks” hidden from all of you (who luvs ya), “the property has already been appraised for an amount over the asking price.” Which begs the question, why not just ask a price closer to reality and save a bunch of people a bunch of time?

I know the answer, do you?

2 Units on Cole Street, in Cole Valley, $1,150,000 [MLS]
Cole Valley Comparables [MLS]
Got Color? [theFrontSteps]