Willis Polk, Joseph Esherick, Julia Morgan, Horatio Livermore, Hal Riney, Karl G. Smith, And The 1915 Panama Pacific International Exposition All Rolled Into One Extraordinary Property Description

Regardless of the fact that some of you might feel we’re simply promoting PocketListings.net as the best and only place the nation will soon share “not on MLS” real estate opportunities, there is some pretty damn good real estate porn popping up on there these days, and we’d bet you’d be upset with us if we didn’t share this eye candy…(Damned if we do, damned if we don’t kind of thing.)

This detached home sits on a private gated lot surrounded by lush greenery, mature Monterey pines, brick pathways and offers a tranquil setting. This amazing cul-de-sac features some of San Francisco’s most talked about treasures including many homes designed by Willis Polk and one by famed architect Joseph Esherick. Showcased throughout this home are new ebony stained hardwood floors, restored redwood paneled walls, restored arched French paned windows that were salvaged from the 1915 Panama Pacific International Exposition, high ceilings, moldings, recessed lighting and spa-style remodeled limestone bathrooms with Lefroy Brooks fixtures from England.

We could just cut and paste the entire description of this truly extraordinary property right here in this blog post, but that would take away from getting you to click through to the new site now wouldn’t it. ;-)

Oh wait, we forgot to mention this home was “designed by architect Julia Morgan in 1917 for Mrs. Horatio Livermore, and its second owner, the late advertising icon Hal Riney completely renovated the home with the help of architect Karl G. Smith in 2005.”

We love our dear readers, and we try never to annoy, but we have an obligation to report all the good real estate we find, and this property in Russian Hill is no exception.

How could you say no to three bedrooms, five bathrooms, four car parking, a price tag of $4,900,000, and views that are, well, priceless?

Russian Hill pocket listing on PocketListings.net

The City Is On A Witch Hunt And They’re Looking At Your Un-Permitted Repairs/Alterations

This comes by way of email. (Of course, with permission from the author of said email.) So you can be guaranteed this is from one pro to another.

Hello Everyone,

First off, have any of you had any experiences or stories you can share that are on par with this one I am about to lay on you?

I closed on a property two weeks ago [removed] where I represented a buyer. They haven’t even moved in and were having some general work done, like paint, the floors, and some electrical work. The Seller stated in the supplement to the TDS that all work on the property had the necessary permits through the course of [their] 40+ years of ownership. The 3R [Report of Residential Building Record] indicated the kitchen was remodeled in 1980 and issued a ‘C’ completed.

Prior to moving in, my client was getting all the electrical outlets grounded and some lights added in the closets, and outlets added in the garage. Per my suggestion, they were doing all the work with permits. The city inspector came into the property and signed off on all the new work but also red-tagged everything not done with permits. This included 15-20 year old recessed lights wired to nob and tube, and the electrical service, which was also done 20+ years ago. My electrician, who happens to be very good and extremely honest, sat there flabbergasted as the inspector went about her business. He told the inspector that she was punishing the new owners for something they didn’t do. Of course, he’s right!

[The electrician] also told me that this recently happened to him on a job in Noe Valley. On that job, they made the seller legalize a kitchen and tear out the sheet rock and a granite back splash to inspect the wiring, which turned out to be fine and to code, however the granite back-splash no longer was. This is a relatively new development in both instances and a clear sign that the city is broke and looking for any way to generate revenue. Coupled with the sidewalk crack-fix stories I have heard lately, and never before has it become so clear that the city is on a witch hunt.

So what’s the rest of your experience with this matter? There are so few homes out there that can claim they are without fault in some way with their permit history. How do you advise a client that is either going to market a property where work was done without permits, or a buyer is looking to buy one where a significant amount of the property has been ‘updated’ without permits. This is truly a difficult matter and one that should be explored by all of Realtors in the real estate community in San Francisco as we try to best advise our clients. As time goes on, and as San Francisco tries to dig themselves out of a hole on the back of its citizens, illegally constructed additions may truly start to have an impact in ways that we are not used to seeing here in San Francisco.

Your thoughts please.


If we still had the 10,000 daily readers we did prior to putting this site to sleep, we’d bet we’d get some good responses. But since we’ve slowed down considerably on posting, let’s see which one of you can fan the flame of some good ol’ fashioned discussions. Anyone?

“One Of Only 9 Cooperative Apartments [In San Francisco]” With A Lot Of 3’s, But Missing 3 Letters (MLS)

It might not be on MLS, but this $3,395,000, 3 bed, 3 bath, 3000 square foot, Co-Op on Broadway is surely worth a nod, perhaps even a gander:

Elevator service directly into unit, three bedrooms (all with their own full bathroom), library, three remodeled bathrooms, vestibule with marble floor and arched etched glass window, formal entry, formal living room with woodburning fireplace, formal dining room, remodeled eat-in chef’s kitchen with pantry, deeded maid’s room with window and sink (there is a bathroom that services this maid’s room), service elevator, custom draperies and plantation shutters, intercom, cable ready, wired for sound in the library, living room and dining room, laundry room, resident manager, common landscaped lush garden, deeded storage room, 1-car secure garage parking, additional exterior parking in rear area of the lower garage, building security cameras, elegant marble lobby with coffered ceilings, vintage wall sconces and arched stained glass windows.

Pocket Listing on Broadway.

San Francisco Home For Damn Near $300,000*

Just when you thought you couldn’t get a home under $400,000 in San Francisco, along comes 580 Argonaut in Visitacion Valley. Not only is it under $400,000, it’s damn near $300,000. Before you go jumping on the bidding train, there are some things you should know:

S.F. court confirmed sale. Sold AS-IS w/tenant rights [FUN!]. Sealed probate bid w/10% cash/check, signed aproved disclosures. Buyer pay all closing costs,transfer tax, energy upgrades (including water heater) & smoke alarms if any.

Hey! But you get a Romeo & Juliet balcony…

..and if you’re lucky, you might be able to fit a tree house in that there tree to camp out in until your tenant leaves.

580 Argonaut [$308,000, 4 bed, 2 bath, Townhome in SF]

Wyman Avenue In The Presidio, The Full Detailed Report From An SF Citizen

Our focus tends to largely be on real estate sales in this lovely city we call San Francisco, but we know there is this large inescapable presence amongst us that just keeps getting better and better, that being the Presidio…specifically housing in the Presidio. This comes to us by way of email, and we’re glad to share:

Wyman Avenue Rentals, Presidio San Francisco, more details then you could ever possibly get even walking through yourself. [SF Citizen]

“….And Here They Come!”

If any of you ever get that quote that we’re thinking of in the title, we’ll buy you a house. Ah…you’ll never get it…it’s a lyric from a band out of Hawaii way back named The Tantra Monsters…good, fun, ska.

Anyway, now that we got that tangent out of the way, we’re sitting here in post Labor Day market watching nervous anticipation. What’s going to happen? Is our market going to pick up steam like it always does? Are the buyers going to be out there for the increasing inventory already hitting MLS? Are we going to see multiple offers and competitive bidding wars? Or is Senor Low Ball here to stay?

Time will tell. We are already seeing an uptick in new listings hitting MLS, and in our humble opinion they ain’t all that, so if the buyers are there, that could mean good things for sellers. If the buyers aren’t there? Then we’re __________.

Check out what’s New On Market in the past 24 Hours, and we think you’ll agree…pickins are slim.