Tag Archives: San Francisco

30plus

The 30+ Club

From 333 Grant #707 to 4348 21st St, an $11,000,000 Penthouse at the Four Seasons to a 1 bedroom condo on the 46th Floor of that big ol’ tower by the Bay Bridge, there is a little category out there that is often overlooked and it’s high time it gets the attention it deserves: Properties on the market more than 30 days a.k.a the 30+ Club.

As much as I like to highlight Overbids and Underbids, properties that make the jaw drop, multi-million dollar sales, and my own triumphs, this category should actually get more attention, because if you have a property to sell in San Francisco and it hasn’t sold or gone in contract within 30 days, you’re doing something wrong, and if you’re a buyer continually getting beat out by the other guy, there is opportunity right here under your nose.

So get on the list, and if you’re an agent, send this list to your clients, and let’s help put some of these Stalefish out of their misery.

*This data is deemed reliable, but not guaranteed accurate by the MLS or myself, although it’s pretty damn close to 100%.

-30+ Club: list of properties on the market 30 Days Or More

21-741-18th-ave-windowview-high-res

We Just Beat The Closest Comp By $200,000

I’m pleased to announce my clients have successfully sold their Richmond District top floor condominium for $1,200,000 (listed at $949,000), or as I like to point out, $200,000 more than the most recent, closest competitor property on 26th Ave that listed almost the same day as we did.

It’s no coincidence we knocked it out of the park. It was strategy, patience, perseverance, and knowing how to finesse each offer (we received five) to their highest and best without them walking away. Congratulations to my clients that just set the bar for Central Richmond condos – the last area of the city you can still find a deal. Let the migration begin.

-741 18th Ave, Top Floor, 2+ bedroom, 1.5 bath, 2 parking, Richmond District Condo, listed $949,000, sold for $1,200,000. Seller Representation.

436921stknob

Eureka Valley Home Sells For (Gasp!) Almost 20% UNDER Asking?

Here’s a shocker: 4369 21st, a single family home in Eureka Valley that was listed at $1,299,950 just sold for – wait for it – 19.23% UNDER asking. That is correct.
436921stfront
Multiple offers came in, buyers lined up, ultimately a hefty Section 1 pest tab forced the seller to go with the all cash, easy peasy developer deal. Win for the seller – got it sold. Win for the buyer – got a deal. Win for the agent – double ended it.

There you have it, properties do sell under asking. So many, in fact, we also publish a list of the Top 20 Underbids to help you sleep easier at night.

Check back tomorrow for the top 10 Overbids, if you’re so inclined.

-Top 20 Underbids [theGoods-sf.com]

San Francisco Flippers Make The Most – Says Redfin

This post comes to you by way of our friends at Redfin. Enjoy –

Waiting for the tech boom to burst? Aiming for that perfect gap to sell and then buy? Real estate cycles takes years, and it’s not for everyone, especially when you don’t have the time or the patience. But if you’re remotely considering flipping houses or simply curious about the numbers, continue reading this Redfin analysis which dug into the flipping market.

By all accounts 2013 was a record year for house flipping in San Francisco, with a monstrous average gain of $194,000 as compared to $90,200 across 25+ major markets.

It’s worth noting that gains are not profits. Home flippers, whether they’re banks, companies or individuals, generally make improvements to a home before selling it. Those improvements can range from simple cosmetic changes to completely gutting an entire home, which makes it difficult to pinpoint actual costs for each of the homes in this analysis. But according to Remodeling Magazine, replacing a door would cost somewhere between $1,000 and $3,000, while a major kitchen remodel could cost $55,000 or more.

Who’s Doing All the Flipping?

Many home flippers before the housing bust were individuals hoping to capitalize on huge price gains leading up to 2006. But after the bubble popped, banks had many foreclosed homes come on the books. By 2008, the majority of flippers were banks, who have since reduced their inventory of distressed housing. In 2013, bank real estate owned (REO) properties fell to their lowest levels since the foreclosure crisis, according to data provider CoreLogic. In 2013, only 35.2 percent of house flips in these markets were bank-owned, compared with 72.2 percent in 2008. This year, bank REOs are up 15 percent, signaling that they may be more active participants in the flipping market in the second half of 2014.

Percentage of Flips that Were Bank-Owned Sales

Gains from House Flipping Vary by Market

In 11 of the markets analyzed, the average gain from a flipped home was well over $100,000. San Francisco (average gain of $194,600), Long Island ($152,500) and San Jose ($152,000) were the three markets where home flippers saw the highest gains. On the other end of the spectrum, home flippers in Atlanta and Las Vegas saw average gains of $50,200 and $53,000, respectively.

Average Gain from Flipped Home Sale by Market

Fewer Homes Being Flipped Than During The Boom

While big gains in home prices have created big opportunities for flippers, the number of homes being flipped is nowhere near the volume of 2005, which was the peak flipping year at 101,800 homes. The largest volume of house flips since the bust occurred in 2012, at 75,500 across Redfin markets.

“In 2005, homebuyers could easily access zero-down financing, which led to heightened activity from amateur investors who bought several homes without any upfront costs, and who planned to resell them at a profit,” said Nela Richardson, Redfin chief economist. “When the market crashed, those buyers were left in a lurch. Today, with low inventory, high demand and stricter mortgage standards, flippers are largely developers, corporate investors and all-cash buyers who are experienced and can act quickly to snatch up properties with flip potential. Unfortunately, high demand and low inventory have also limited the ability of average homebuyers to use sweat equity to renovate a property over several years and make a longer-term financial investment in a home.”

Number of Homes Flipped

Even though fewer homes were flipped last year than in the three previous years, the success rate has been higher. In 2013, 77 percent of homes that were purchased and sold again within 12 months were sold for a gain, while in 2008 roughly the same percentage were sold at a loss. In 2008, only 24 percent of flipped homes were sold for a gain.

Percent of Flipped Homes Sold for Gain or Loss

Some markets are seeing flipping activity increase this year when compared with year-to-date flipping activity last year, including Washington, D.C., Atlanta, Fort Lauderdale, West Palm Beach and Philadelphia. Los Angeles, Phoenix, Riverside, Calif., Washington, D.C., and Atlanta have seen the most house flipping when 2013 and 2014 are combined.

Level of House Flipping Activity by Market

The Hottest Spots for Home Flipping

We looked at neighborhoods in each market to see where house flippers walked away with the biggest gains in 2013. Two neighborhoods in Washington, D.C.— Petworth and Brookland — were among the top three, with average gains of $312,400 and $271,900, respectively. The Beaumont neighborhood of Portland, Oregon, ranked second, with an average gain of $285,600.

Screen Shot 2014-06-20 at 12.06.43 AM

[Editor's Note: I'd venture to say the real "flippers" in SF are making more than this per flip. Developers I work with won't even touch a property if they can't make at least $500,000 +. Good data to chew on nonetheless.]

overbidnevada

From 32% In NOPA To 65% On Nevada – San Francisco’s Top 10 Overbids

It’s Friday, that means it’s time for the Top 10 Maximum Overbids of the week. As usual, there are some doozies, but nothing I would consider ultimate shockers like a few of the last weekly Top 10’s we’ve seen. The number one spot goes to the “Contractor’s Special” on Nevada in Bernal Heights that fetched 65% over (totally in line with market sales price, and not easy to price this type of property). The number 10 spot goes to my clients that finally won after so many years searching – 538 Baker in NOPA that was “only” 32% over asking and the winner out of 15 other offers, two of which were actually higher than ours and all cash. We had a loan. But we “won”.

Anyhow, on with the show. The Top 10 Overbids for San Francisco this past week:

Address BR/BA/Units DOM List Price Sold Price Overbid
270 Nevada St 1/1.00/N/A 14 $530,000 $876,000 65.28%
866 Cayuga Ave 4/3.00/N/A 20 $928,000 $1,380,000 48.71%
27 Day St 3/1.00/N/A 43 $895,000 $1,310,000 46.37%
1271 15th Ave 1273 4/3.50/ 13 $1,795,000 $2,550,000 42.06%
307 Parker Ave 3/2.00/N/A 13 $1,250,000 $1,710,000 36.80%
25 Miraloma Dr 3/2.00/N/A 10 $1,050,000 $1,420,000 35.24%
1150 Holloway Ave 2/1.00/N/A 35 $889,000 $1,200,000 34.98%
320 Castenada Ave 3/1.50/N/A 26 $1,695,000 $2,250,000 32.74%
471 Hickory St 2/1.00/N/A 5 $1,060,000 $1,400,000 32.08%
538 Baker 2/1.50/N/A 11 $948,000 $1,250,000 31.86%

On a side note, one of my listings will hopefully be closing today, and believe me when I say we knocked it out of the park. Will we make the Top 10? No, but maybe we’ll scratch into the Top 20.

If you’re curious what your property might sell for, give me a shout.

Have a great weekend!

-Top 20 Overbids Delivered to Your Door (Inbox) [sfnewsletter.com]
-Are Overbids A Result Of Intentional Underpricing? It’s Competitive Pricing [theFrontSteps]
-Top 20 Underbids [sfnewsletter.com]

2200marketmarket

30 Days Later, Property Resells For $101,000 More

This is for those of you that just fought your way into contract, closed, and are now wondering, “Will I ever make my money back?”

A good friend and colleague of mine recently (just this March) represented her buyers in the purchase of this awesome top floor penthouse at 2200 Market #502. They closed for $949,000, in an all cash purchase.
2200 market street

2200 Market

The owner decided not to move in, and therefore wanted to sell. Recently listed again – this time for $899,000, 2200 Market #502 came back on only 30 days after the buyers closed on their purchase. Fast forward four days of marketing, it went into contract, and voila! It has sold $101,000 higher than it sold for just 30 days prior – and it was an all cash transaction.

Because I know most of you are doing the math on how much this buyer/seller made, probably around $30,000 after commissions, title/escrow fees, and transfer tax. Not bad for holding a property just 30 days.

How’s that for nuts?

-2200 Market #502 [Listing Detail]

5725Diamond

This Week’s Top 10 Real Estate Overbids For San Francisco

It’s Friday, that means it’s time to check in with this week’s Top 10 Overbids. From the number 10 on the list, which came in at 32% over on 2nd Ave in the Lake District, to the number 1 on the list, which was just 65% over on Wisconsin in Potrero Hill, there is surely something good for you to peruse, ponder, and discuss among friends.

Address BR/BA/Units DOM List Price Sold Price Overbid
940 Wisconsin St 942 2-4 Units 17 $1,099,000 $1,815,000 65.15%
336 Banks St 3/2.00/N/A 12 $998,000 $1,455,000 45.79%
1526 Revere Ave 3/2.00/N/A 15 $499,000 $725,000 45.29%
159 Belvedere St 161 2-4 Units 16 $1,600,000 $2,300,000 43.75%
1783 Noe St 2/1.00/N/A 24 $1,195,000 $1,705,000 42.68%
2323 47th Ave 4/2.00/N/A 32 $759,000 $1,025,000 35.05%
5725 Diamond Heights Blvd 4/3.00/N/A 8 $1,595,000 $2,139,250 34.12%
319 26th Ave 3/1.25/N/A 13 $1,045,000 $1,395,000 33.49%
2465 Harrison 2/1.00/ 25 $899,000 $1,200,000 33.48%
278 2nd Ave 2/1.00/N/A 52 $925,000 $1,230,000 32.97%

For details about any of these properties in particular, or to send your clients a list of the top 20 Overbids, Top 20 Underbids, and more, check out theGoods-SF.com.

[Update: Since the questions keep coming in, I answered 'em: Are Overbids A Result Of Intentional Underpricing? No - It's Competitive Pricing]

-Send Your Clients The Goods [theGoods-sf.com]
-Are Overbids A Result Of Intentional Underpricing? No – It’s Competitive Pricing [theFrontSteps]

Luxury Condos Downtown , Yerba Buena at 16 Jessie

“Best Agent, Bar None, In San Francisco”

Recently, I had the pleasure of representing my client in the sale of his condominium in one of the most sought after locations and buildings in downtown San Francisco. Many people refer to this area as SOMA, some refer to it as FiDi (Financial District), some as the Barbary Coast, and others still as Yerba Buena. Regardless of what you call it, I call it a sale that far exceeded my client’s expectations and set a new price per square foot record in his building of $1233 per square foot. In the end, we received 16 offers, all over asking, and settled 31.31% above asking, and well above any recent comparable sale.

My client was so thrilled, he sent me this wonderful testimonial:

Best agent, bar none, in San Francisco

I had the good fortune of working with Alex Clark of Paragon Real Estate on the recent sale of my condo. Alex is extremely professional yet very personable and possesses a keen knowledge of the San Francisco real estate market. My unit was listed for only 11 days and received 16 excellent offers all well over the asking price.
If you are contemplating selling or buying in San Francisco, Alex Clark is a must in your strategy.

A VERY satisfied client.
-Peter

Many people will chalk this up as simply a sign of the times, but there is an art to garnering tremendous interest, multiple offers, and ultimately a successful, new high water mark sale. It also helps to have your property listed here on the most popular San Francisco Real Estate blog, so it can get press on the more most popular Curbed SF real estate blog. Buyers are online, that’s where I am, and that’s where your property will be.

Congratulations on your sale Peter, and all the success and good times in New York City. I’m definitely jealous of that one way ticket.

-Battle Royale: San Francisco or New York City, If You Had To Choose (Over 100 comments on the matter) [theFrontSteps]
-More Testimonials [theFrontSteps/Alexander Clark]
-Recent Transaction [theFrontSteps/Alexander Clark]
-1 Ecker (16 Jessie) Hits The Market, Monday Open House Was Packed [theFrontSteps]
-A Slice of 1 Ecker Can Be Yours For $495,000 [Curbed SF]

Case-Shiller_High-Tier_2011

New Case-Shiller Shows Another Jump In Bay Area Home Prices – Up 37.5% Since 2012

The new Case-Shiller Index report for the 5-county San Francisco metro area, for March, is showing the same acceleration in home prices that buyers and sellers are experiencing in the market. The 2.4% increase from February to March 2014 is the largest since spring 2013, and further significant increases are expected in the Index reports for April and May when they come out in the next two months. Nationally, home prices saw only a .17% increase month over month, and Case-Shiller’s 20-City Index showed a .87% increase, so San Francisco and the Bay Area is strongly outperforming the rest of the country in home price appreciation.

Since the market recovery began in earnest in early 2012, northern Bay Area home prices have appreciated approximately 37.5% through March, according to Case-Shiller.

Case-Shiller_High-Tier_2011

Case-Shiller_from_1990

That’s amazing. Truly amazing.

Condo Trends

San Francisco Condominium Prices Increase 19% YOY

Below, and attached, you will find the recent condominium sales report from the Mark Company, one of the leaders in new development sales in San Francisco. They have a keen eye on all things new construction, high rise, and luxury that is popping up around town, and they are behind many of the sales offices you might be visiting. To say they know the high rise market in San Francisco would be an understatement. They are truly the front lines, so have a look.

APRIL 2014 SAN FRANCISCO CONDOMINIUM PRICES INCREASE 19 PERCENT OVER PREVIOUS YEAR
The Mark Company Trend Sheet Tracks New Construction and Resale Market Trends

San Francisco – May 19, 2014 – San Francisco condominium prices rose 19 percent in April 2014 over the previous year, according to the Condominium Pricing Index released today.

The Mark Company Condominium Pricing Index for April was $1,115 per square foot, which is up 8 percent from March. New construction inventory was 45 percent lower than a year ago, and down 1 percent from the previous month with only 136 units now available.

‘The Condominium Pricing Index underwent by far its largest single month gain this year, building on an already strong market in San Francisco caused by low inventory and extremely strong demand,’ notes Erin Kennelly, senior director of research, The Mark Company. ‘However, a surge of new condominium projects scheduled to come online this year may indicate an easing of the city’s inventory crunch.’

The Condominium Pricing Index, part of the firm’s monthly Trend Sheet, represents the price per square foot of a new 10th floor, 1,000-square-foot condominium. It is based on recent sales data, and uses a proprietary quantitative method to measure trends in market demand. It tracks the value of a new construction condominium without the volatility of inventory changes.

The Mark Company Penthouse Pricing Index, which applies the same methodology to a new 30th floor, 2,000-square-foot condominium, was $1,915 per square foot in April, up 19 percent year over year.

The condominium price per square foot was $927 for resales, up 7 percent from March 2014 and up 19 percent year over year, according to The Mark Company Trend Sheet for San Francisco. In addition, there were 307 condominium resales in San Francisco in April, 259 active condominium listings representing less than one month of inventory, and 155 pending condominium listings.”
markcotrendsheet

With what little inventory there is all across the city, versus what incredible demand remains, these numbers should come as no surprise.

As always, I’m here to help if you have any questions, or would like to buy or sell in any luxury high rise tower in San Francisco.

-The Mark Company Trend Sheet (pdf)