Top 10 Overbids Of The Week, And One Mind Bender On Church That Wouldn't Even Make The List
[Update: Most recent Overbids can be found here, and delivered to you biweekly via email at sfnewsletter.com]
Before we get down to the top 10, I thought you all might like a bit of first hand story to ponder over lunch or dinner with your friends.
This property: 1850 Church, technically in Glen Park, practically in Noe Valley.
It is a top floor, three bedroom, two bath, down to the studs remodel including moving the bedrooms from the back of the house to the front, moving kitchen to the back, blowing out walls, opening up space, adding a deck, and basically making it awesome…and it has two car parking and a yard. For all practical purposes, it’s pretty sweet. It is however bordered by a shack on the right and left of the property, which can either lend to its appeal or detract, depending on your tolerance for jungle overgrowth. But enough about that. What happened?
Listed for $1,195,000, maybe a bit low, but probably pretty fair, all reasonable comps suggested a sales price in the high $1.2s to mid $1.3s. Single family homes are selling for that, and this is a condo! After all the dust settled, there were seven offers. My clients wrote at $1,350,000, my colleague’s clients wrote at $1,410,000 (You doing the math? That’s already $215,000 over asking.), and neither of us won. Go figure. So any day this property is going to close at $1,435,000 with a cash offer that came with zero contingencies, which equates to $240,000 over the asking price, and right into the range of insanity. Exact square footage is not known, but a ballpark would put this property to at least $1000/psf, and at 20% over asking, it doesn’t even get on the top 10 list!
Isolated incident? Sadly no. The pattern is the same. Buyer loses once. Buyer loses twice. Buyer loses three times or more. Buyer gets fed up, goes crazy big, blows our minds, blows everyone else out of the water, and sets the bar that much higher for the next. It’s a vicious cycle we’re in.
In case one anecdotal sale isn’t enough for you, I present San Francisco’s top 10 Overbids of the week.
|2820 Sacramento St 2822||2-4 Units||11||$1,825,000||$2,550,000||39.73%|
|360 Guerrero St||1/1.00/404||11||$599,000||$780,000||30.22%|
|1013 Rhode Island St||2/2.00/N/A||9||$1,099,000||$1,410,000||28.30%|
|125 Bella Vista Way||3/2.00/N/A||42||$749,000||$960,000||28.17%|
|664 Teresita Blvd||2/1.00/N/A||9||$699,000||$891,000||27.47%|
|26 Pleasant St 30||2-4 Units||75||$2,395,000||$3,020,000||26.10%|
|1335 31st Ave||2/2.00/N/A||14||$795,000||$1,000,000||25.79%|
|415 Missouri St||3/1.00/||19||$995,000||$1,250,000||25.63%|
|3380 22nd St||3/1.00/||70||$849,000||$1,060,000||24.85%|
|2446 17th Ave||3/2.00/N/A||15||$729,000||$908,000||24.55%|
So when will this madness end? I’m guessing not anytime soon. I’ve been saying it’s a great time to be a seller, but if you’re a seller needing to buy in San Francisco and stay here, not so fun.
To you out of town readers that have waited for your time to unload your SF property, are you going to keep rolling the dice and bet things get hotter, or get out while the gettin’s good?
–1850 Church [Property Detail]
–Noe Valley, Glen Park comps for 1850 Church [MLS]
–Overbids you may have missed [theFrontSteps]