To say my clients didn’t absolutely score on this home is possibly the understatement of the year. When every house in the Parkside and Sunset is selling with multiple offers and at ridiculous prices, to be able to get in contract on one the day it hit MLS for well under market value in San Francisco is amazing…but we did it. I knew the “perfect storm” would come along, and it did. With a little luck, and a lot of persuasion, good things can happen to buyers in our market.
Realtor Kevin Gueco writes a very sunny review for the coming soon Mosiaica 601 condo project (pictured above) in his SFNewDevelopments blog. There’s definitely some room for pleasant surprise in the announced price (pleasant to me, anyway, since I selfishly find all condos I cannot afford to be unpleasant):
“Mosaica 601 announced last week that it plans to start pricing of its 3 bedroom / 2 bath condos in the low $600s! This is an incredible value considering each home is around 1400 square feet.”
Of course, putting aside Gueco’s near-by restaurant list, the area (where Mission meets Potrero) is a little rough, but the price still seems all right to me. Perhaps the developers see the price cuts so many other condo developers have had to make recently, and are starting lower to begin with?
Also coming soon (but not as soon) are a more mysterious set of housing units. Just off West Portal and 16th Ave., in front of Arden Wood, you can see the pushed-up dirt, huge bulldozers, and thin wood skeletons that signal housing to come, and their sectioning looks multi-unit. Thus I suspect these are the long awaited condos that were subject of news and speculation in 2006. In fact, that’s still the only information I can find on this construction: 2 years old, via SFHomeBlog and J.K. Dineen. Someone has to have a more updated scoop here. Anyone?
Meanwhile, still a pipe-dream (ha ha! Really, Haight Street, how many pipe stores can one street support?), but with the supervisorial green light is the Whole Foods/condo complex, slated to replace long-dead Cala Foods at the corner of Stanyan and Haight. The Chronicle outlines the plan here:
“The large, four-story project, which also includes some 60 high-end, market-rate housing units, was expected to be controversial, but the commission voted 6-0 to approve the conditional use permit – a result supporters think had a lot to do with their organized turnout.”
Right, agreed: Haight could use a face-lift and perhaps a gentle reminder that THE 60’S ARE OVER. Also, I like Whole Foods, but I’m saving for one of those condos, so I’ll stick to Trader Joe’s (with a new one also coming soon!). I’m curious what “market rate” will be when those units go up, since so many new developments are struggling to sell out units already. The Frontstep’s own banker/blogger, aptly known as “The Banker,” says: “We are overbuilt. . .and it is next to near impossible to get financing!”
What do you say?
Construction photo via SFNewDevelopments
According to more Realtor Spam (it’s really getting out of control, but some of it is useful):
Just a reminder, we are about 85% sold at our new building at 888 7th Street in the Showplace Square/lower Potrero area. We have a limited number of junior one bedrooms homes available starting at $399,000. We have a limited number of one bedroom homes available starting at $499,000. These are great prices and great deals for first time home buyers.
–More on 888 7th Street [theFrontSteps]
As we reported not too long ago, Chelsea Park, a new development located in Mission Dolores at 3620 19th Street and 29 Oakwood is coming soon…as in this weekend. We’re happy to tell you, we have a tiny bit more information for you.
[Bloomsbury floor plan pictured. Image courtesy of chelseaparksf.com]
Of the 39 units coming to market, they’re only releasing 7 this weekend, all of which we’re told are in the Bloomsbury building located on Oakwood Street. The units are priced from $729,000 for a large one bedroom, up to $1,269,000 for a large 3 bedroom. (We’re confirming that there is a 3br in the Bloomsbury, as it is not listed on their floor plan on their website.) A “nice sized” 2 bedroom starts at $899,000.
Beyond that, 5 of the total 39 units will be offered at BMR.
Sure to raise quite a hullabaloo in the real estate community, this article that ran on the Examiner about a woman who unknowingly purchased a below market rate unit at market rate prices, and would now like to sell it at market rate, but can’t, should be a wake up call to our little real estate machine. In the heat of the frenzied market we experienced, so many of the small details were over-looked. Not good. You absolutely must read the disclosures, and the preliminary title report. Read it all! We know first-hand how many buyers and sellers over-look so many documents in an effort to just be done with the whole process, or be the winner in a multiple offer situation, but this is a striking example of why you shouldn’t do that.
Who’s to blame? Realtors? Buyer? Seller? Everyone?
“The restriction, according to the lawsuit, was indicated on the title report…” Ouch!
–S.F. condo rules snarl FBI agent’s plans [SF Examiner]
Recently, we reported about the brisk selling of the BMR (Below Market Rate) units at 888 Seventh Street, and how they were snatched up in a matter of seconds. Thanks to a reader’s inquiry in the comments of that post, we dug a little deeper and learned that of those 170 BMR units, only 27 are the BMRs for 888 Seventh, the other 143 are the BMRs for the The Infinity. Translation: The Infinity has put all it’s BMR’s off site in 888 Seventh Street. Certainly didn’t know this, but now we do, and so do you.
–Mayor’s Office of Housing [website]
–1 Part Infinity, 1 Part Dwell, 2 Parts You! [sfn BLOG]
Back on November 17, 2006, 888 Seventh accepted applicants for their 170 BMR (Below Market Rate) units of a total 224 Units. They received around 3800 of them! Pricing for the studios was around $199,000, 1 bedrooms around $230,000, 2 bedrooms around $250,000, and 3 bedrooms $299,000-350,000. The building itself is quite nice, location is improving, but the story here is the amount of applicants for the BMR units, and the amount of income (one person $63,850, two persons $72,950, three persons $82,100, four persons $91,200) necessary to qualify for BMR.
For more information on BMR you can find a good bit on 888 Seventh’s website by clicking “About”, then “BMR Q&A”, or visiting the Mayor’s Office of Housing website.
The Market Rate units (28 studios, 18- 1 bedrooms) are expected to go up for sale in July-August, parking costs an additional $35,000 (BMR and Market Rate Price) construction has topped off the 6th floor (last), and they expect the closings to happen in January. We’re guessing (the sales office wouldn’t tell) pricing for the studios and 1 bedrooms around $500,000.
Things are moving along smoothly, and briskly in yet another Mission Bay Development.
–Mayor’s Office of Housing [website]
–What’s going down (or up) in Mission Bay [sfn BLOG]
–888 Seventh [website]
[pic taken from property website]