SOLD | 2139 15th Ave | Inner Parkside | $1,850,000

Another multiple offer situation, another happy buyer thrilled to beat out 10 others for this amazing home at 2139 15th Ave in the Inner Parkside. It’s not easy to win as buyer in the Single Family market in San Francisco, but with the right strategy, right relationships, and right approach your odds increase tremendously.


My clients were lucky enough to win on their first offer, which is reason enough to celebrate.

Congratulations to everyone involved, and thanks to the other agent for a smooth and effortless transaction.

Property Details:
$1,850,000
4 bed
3 bath
1 parking
Remodeled Kitchen
Master Suite
2124 square feet
Hardwood Floors
Fireplace
Designer kitchen
Amazing Views
Decks
Landscaped Yard
Washer & Dryer

From the marketing:

This thoughtfully remodeled home honors the past with carefully preserved vintage details and old world charm throughout. The open arches in the living room, dining room and kitchen are masterfully placed to showcase a wall of west-facing windows and dazzling ocean views. The main level boasts two expansive bedrooms and an oversized hallway bathroom. The walkout deck on the lower level unfolds from a reimagined master suite added with permits in 2012. Similarly, the ensuite guest room on this level offers a quiet and serene retreat. A one car garage with interior access, a laundry vestibule adjacent the master suite, and landscaped front and rear gardens with drought resistant plants complete this remarkable home.

If you, or anyone you know, are looking to buy or sell San Francisco/Bay Area real estate, please don’t hesitate to contact me.

2139 15th Ave Property Detail page

SOLD | 323 Church St. #A | Mission Dolores | $1,525,000

I’m pleased to report the successful off market close of my clients’ amazing condominium in a smooth and effortless transaction. Congratulations to the buyers, and my clients (the sellers). It has been a great deal all around.

Talk about a great location…

Remodeled in 2015 and only lived in by one owner since, this home has softwood floors, high ceilings & period details.

The light & airy living room has new double-paned windows & a decorative fireplace. The remodeled kitchen features Carrera marble counters, wood floors, stainless appliances, including a Bertazzoni Gas range & stackable washer & dryer. It has a lovely, separate dining area with soaring windows viewing lush greenery and open space. The kitchen leads onto a back staircase with easy access to the garden.

This flat features two lovely bedrooms and a home office/den. The tiled bathroom has a shower over bathtub & vanity. The lush common garden is perfect for entertaining. Deeded 1 car parking w/ additional storage. Walk score 98. 1 block to tech buses, shopping, MUNI & restaurants. Walk to Dolores Park, Valencia Corridor & Castro.

Property Details:
$1,525,000
NOT ON MLS
Victorian Flat
2 bedroom
1 bath
Den/Office
Soft & Hardwood floors
High Ceilings
Decorative Fireplace
Designer Lighting
Period Details
Double Paned Windows
Bertazzoni Range
Carrera Marble Countertops
Washer & Dryer
Parking
Shared Yard
Storage
A+++ Location

Exclusively listed by:
Alexander Clark
Keller Williams Luxury Realty International
theFrontSteps.com
alexclark@gmail.com
415-254-5351

San Francisco Median Home Price Hits All Time High

San Francisco’s continued hot housing market reflects the incredibly strong full-employment economy that the Bay Area and the U.S. is experiencing. Not only is unemployment in San Francisco historically low (3.3%), but also the number of employees who are involuntarily part-time is falling and older workers are remaining in the work force longer.

The impact of all of this very healthy jobs data is twofold: continued strong demand for our high-priced San Francisco housing; and fewer older workers retiring and moving out of the city. In fact, the number of new homes for sale year-to-date is 15.9% lower than in 2016, and the lowest number in the last 13 years. That combination of strong demand and fewer homes coming on the market led to the median sold price for single family homes rising to its highest level on record, $1,407,000, in April. That’s 1.99% higher than April, 2016.

The resale condo/loft/TIC market is competitive, but not quite as much. Prices have bounced around a bit, up one month and down the next. April’s median sold price, $1,100,000, was down a bit from February and March, and down 3.3% from April, 2016.

The number of new condo/loft/TIC listings coming on the market in April declined even more sharply, 33.5%, than March’s 25.8% drop. Inventory stands at 2.3 months, down from last April’s 3.0.

Competition among buyers is fierce, with most properties still receiving multiple offers. For single family homes, the median percentage overbid was 114%, up from April 2016’s 111.7%. Condo/loft/TIC buyers dropped their overbids a tiny amount, 102.3% of list price, versus 102.4% last April.

To say it another way…San Francisco real estate continues to roar on at a blistering pace, especially for single family homes, and especially if those homes are still under $1.5M. If you’re considering a move/sale, now is a great time.

SOLD | 456 Belvedere | Cole Valley | $4,500,000

Congratulations to my buyers that just scored this AAA located Cole Valley home at 456 Belvedere. We were the first people to see it, and we wrote an offer that day. They went big and fast to win, and I told ’em they can’t ever move. It’s that kind of house. It’s that kind of market, and it’s those kinds of tactics that get you property in San Francisco. This market waits for nobody.

SOLD | 212 Steiner | Hayes Valley / Lower Haight | $1,250,000

Since it was an off market deal, we don’t have much info to share, especially pictures.

Congratulations to my buyer that just scored 212 Steiner, a two bed, one bath, Victorian in a ridiculously hip and happening neighborhood, perhaps soon to have it’s very own Blue Bottle (assuming the NIMBYs don’t have their way)…not that we measure hipness in terms of cafes around here, but it is a sweet area.

Anyhow, it’s done and dusted for $1,250,000, and we have another happy buyer and seller for the books.

SOLD | 745 18th Ave | Central Richmond | $1,412,000

I’m pleased to report the successful sale of this wonderful Richmond residence. In the end, we were able to get around 150 people through the door, we received nine offers, four of which were countered at $1.4M, two of which came back above that, and we just closed for $1,412,000. If you live in the area, say hi to your new neighbors.

Congratulations to everyone involved.

From the marketing:

Exquisite Edwardian 2 bedroom plus sunroom (easily used as 3rd bedroom or office), 1.5 bath luxury residence has it all in a location ideal for outdoor enthusiasts, or urban dwellers alike.

Over, Under, and Everything In Between

I haven’t forgotten about you all. Setting some Overbids both on the buy and sell side myself. Closing 18th Ave today (will probably get on the Overbid list), closed an off market place on Steiner a couple days ago, closing a Cole Valley home next week, got a 15th Ave house in contract two days ago, have an off market condo in Mission Dolores in contract, and marketing this gem of a gem in Duboce, also off market. I’ve been busy, therefore not blogging.

The market is still great for you sellers, and shows no signs of slowing down for the single family home market.

To see all of the overs, unders, and everything in between, check out my Goods page:

Thinking about selling your place? The time is now. Contact me and I can help.

Have a great weekend!

For Sale | Not On MLS | 2154 A Market St. | Duboce Triangle | $1,450,000

Don’t let the address fool you…this property is a slice of heaven in one of San Francisco’s most hip, lively, and sought after neighborhoods, literally on the borders of Duboce Triangle, Upper Market/Castro, and Mission Dolores neighborhoods.


[Images from previous listing. The interior is unchanged, exterior has new paint/color.]

Situated at the rear of the property, and not fronting the street, amongst towering trees and urban gardens, 2154 A Market Street is a beautiful oasis in the heart of the action. This top floor, late 1800’s Victorian with amazing period details features soaring ~13 foot ceilings, triple crown molding, original wood floors, a large open living room with wood burning fireplace, two generously sized bedrooms, a formal dining room with tons of natural light, an open and bright kitchen with modern appliances, Fisher Paykal refrigerator, ceasarstone countertops, and breakfast nook, stackable washer & dryer, shared outdoor space, additional storage, and parking for one car.

The variety of entertainment, dining, public transportation, bike routes, and city life immediately out your front door is astounding. Make this your home, and be the envy of all your friends.

Property Details:
List price: $1,450,000
NOT ON MLS
2 bed
1 bath
1 car parking
Condominium
High Ceilings
Original Wood Floors
Victorian Details
13′ Ceilings
Fireplace
Washer & Dryer
Cottage is in Rear of Lot
Common Area Outdoor Space
HOA Dues: $317.32/mo includes water, garbage

Showing Schedule:
NOT ON MLS Private showings only

Exclusively listed by:
Alexander Clark
Keller Williams Luxury Realty International
theFrontSteps.com
alexclark@gmail.com
415-254-5351

The List That Just Won’t Quit | San Francisco’s Top 10 Overbids Of The Week

To say the Richmond District single family home market is hot right now is a wee little understatement. It’s white hot.

Overbid of $712,000 aside, it’s another $1100 per square foot sale in an area of town previously undiscovered and overlooked. I guess the secret is out

Address BR/BA/Units DOM List Price Sold Price Overbid
571 20th Avenue 3/2.00/N/A 12 $1,388,000 $2,100,000 51.30%
1463 40th Avenue 2/1.00/N/A 14 $899,000 $1,350,000 50.17%
844 Detroit Street 3/1.00/N/A 22 $899,000 $1,300,000 44.61%
171 Ledyard Street 2/2.00/N/A 11 $599,000 $850,000 41.90%
340 Benton Avenue 3/2.50/ 15 $829,000 $1,142,500 37.82%
1523 26th Avenue 3/2.00/N/A 17 $998,000 $1,375,000 37.78%
3030 Rivera Street 3/2.00/N/A 12 $899,000 $1,235,000 37.37%
4045 Ocean Avenue 3/2.00/N/A 10 $1,195,000 $1,622,000 35.73%
849 44th Avenue 3/1.00/N/A 10 $1,049,000 $1,410,000 34.41%
74 Winfield Street 76 2-4 Units 29 $995,000 $1,320,000 32.66%

Special mention to my listing at 849 44th Ave that barely made it to the list even as nuts as our situation there was!

These lists are very “real-time”, and a good indication of pockets of our market. For a broader look at the San Francisco market I continually refer people to my favorite resource in Patrick Carlisle at Paragon Real Estate:
30+ Years of San Francisco Real Estate Cycles
Preliminary Indications of Direction of the San Francisco 2017 Market

Have a great weekend! It’s gonna be a cracker, so get out and enjoy.

Five days later and $361,000 Over, 849 44th Ave Sets New Record Price Per Square Foot in the Outer Richmond [theFrontSteps]

Five Days Later And $361,000 Over, 849 44th Ave Sets New Price Per Square Foot Record In Outer Richmond

To say we knocked it out of the park on this wonderful Outer Richmond residence, like I did with 652 44th Ave would be an understatement…

Listed on a Friday morning, I got a call from an agent shortly thereafter asking if he could get his client in…so I obviously obliged. That day, same agent asked if they could write an offer now to “take it off the table”. The next day, three other buyers asked the same. The sellers and I respectfully declined all of the pre-emptive attempts, and asked the buyers to wait until our offer day 10 days later. Wait they did. After getting roughly 200 people through the door, we got nine offers, and two others that said they’d like to write at $1,250,000, so without actually saying it, I said it, “Don’t waste your time.”

After a slew of phone calls and negotiations, buyer #1..the same person that was the first person to see it, came up to where they needed to be, upped their offer to $1,410,000 and we closed 5 days later. (As a side note, it is often the first person to see a place that is the winner…keep that in mind.)

There you have it. Congratulations to buyers and sellers, and the Outer Richmond for being one of the hottest neighborhoods in all of San Francisco, at the moment. In case you’re wondering, that’s $1146 per square foot for the Outer Richmond.

To give you a little more indication of our market, as crazy as this Overbid was, it’s only #18 on the Top 20 Overbids!

From the original post: