SOLD | 662 46th Ave | Outer Richmond / Sutro Heights | $1,825,000

Perhaps you just walked by the house and saw the SOLD sign suddenly out front, or perhaps you just noticed a recent “comp” sale on MLS that many of you knew nothing about (except my awesome readers, of course). Well I’m pleased to report the incredible off market sale of a home in my neighborhood from some amazing sellers to an incredibly down to Earth and cool buyer. Congratulations to everyone involved.

662 46th Ave @ Sutro Heights Ave / Balboa
Price: $1,825,000
Sold Off Market in 7 Days
2 bed
2 bath (1 unwarranted)
Approx 1450 Sqft
Built 1931
30’x120′ lot
Detached South Side
Large unwarranted room downstairs
1 car parking
Large East facing yard with Fruit trees (Apple, Cherry, Lemon, and blueberry bush)
Beautiful Hardwood floors
Large Living Room w/ Arched Ceiling
Period Details throughout
Fireplace
Open (Updated) Kitchen
Split Bath upstairs
Bonus (atrium) space off of kitchen
Partial Ocean Views
Excellent Outer Richmond Location
Disclosure package available soon, including Pest/Contractor
Offer date will be determined after tomorrow/weekend showings.

p.s. I do not have any photos, floorplans, or statements to share.

Exclusively listed by:
Alexander Clark
Keller Williams Luxury Realty International
theFrontSteps.com
alexclark@gmail.com
415-254-5351
DRE#01339386
For more information, a private tour, or to chat about your property, you can contact me via the info above, or try the contact form below.

…and in case you’re wondering about the outdoor lifestyle out this way, check this writer’s “3 Best Trails In and Around the Outer Richmond

Might As Well Just Price Homes At $1

Pricing a Single Family Home… in Bernal Heights… on a hot street… at $899,000? Come on!

Well, you get the top spot on this week’s Top 10 Overbids, and the buyer gets some sweet a$$ green carpet, a vintage kitchen, and linoleum floors for the ages…

Address BR/BA/Units DOM List Price Sold Price Overbid
257 Crescent Avenue 3/1.00/N/A 13 $899,000 $1,500,000 66.85%
2527 42nd Avenue 3/2.00/N/A 13 $1,095,000 $1,646,000 50.32%
92 Santa Marina Street 2/2.00/N/A 19 $1,149,000 $1,711,000 48.91%
422 Vernon Street 2/1.00/N/A 12 $895,000 $1,320,000 47.49%
255 Dellbrook Avenue 2/2.00/N/A 14 $998,000 $1,437,000 43.99%
3945 23rd Street 2/1.00/N/A 7 $1,295,000 $1,850,000 42.86%
2510 24th Avenue 3/1.00/N/A 14 $995,000 $1,380,000 38.69%
163 Dorchester Way 4/2.00/N/A 11 $1,695,000 $2,302,000 35.81%
727 16th Avenue 3/2.00/N/A 13 $1,275,000 $1,705,000 33.73%
2224 Lawton Street 2/1.00/N/A 18 $1,085,000 $1,450,000 33.64%

The rest of you just get to marvel at San Francisco’s insatiable demand for single family homes…and a good weekend to go ski, surf, cycle, golf, or any of the countless activities living in California affords.

Happy Aloha Friday!

SOLD | 784 48th Ave | $1,300,000 … and the Perfect Storm

Every so often we get, in San Francisco real estate, what I call “the Perfect Storm”…that is a property that hits the MLS, listed by an out of town agent, no staging, amateur photos, and no offer date. It’s on these listings you have to pounce, submit an offer immediately, and get in contract. I was lucky enough to do it a while back on 22nd Ave, and lucky again to get my clients in contract and closed on their first home at 784 48th Ave in the oh-so popular Outer Richmond.

Anytime you can get in contract with hordes of buyers lurking around every corner it’s a win, and when you get a property at a reasonable price, it’s a double win. It just takes agent/client teamwork, a lightning quick process, and smiles…lots of smiles.

Congratulations to everyone involved. What a smooth transaction and great home.

784 48th Ave Outer Richmond, $1,300,000, Buyer Representation

Outer Richmond Single Family Checking ALL The Boxes | 3541 Cabrillo | $1,595,000

Situated one block from the trendy Balboa Corridor, one block from Golden Gate Park, and one stone’s throw away from Ocean Beach, 3541 Cabrillo is a rare find in the Outer Richmond…

Having recently been updated and re-imagined, this amazing home features everything you need, including three full size bedrooms, three bathrooms (including en suite master bathroom with dual showerheads, dual sink, bathed in natural light), two car garage parking, hardwood floors with period details, formal living, formal dining room, in unit Washer & Dryer, downstairs great room that opens to a South facing yard with deck, designer lighting, patio off of the updated kitchen, and newer appliances.

This home is walking distance to the bustling Balboa Corridor Shops and Restaurants (Have you tried Miki or Shanghai Dumpling King? What about Chino’s?), but it’s also a stone’s throw from: Land’s End hiking trails; the ruins of Sutro Baths; Sutro Park; Cliff House & Beach Chalet Restaurants; Lincoln & Golden Gate Park golf courses; Beach Chalet Soccer Fields; Golden Gate Park; Safeway; and so much more. The location of this property also makes for an easy commute to the South via the Great Highway, East via 5 Fulton, 38 Geary, and 31 Balboa Muni Buses, as well as proximity to the Golden Gate Bridge and points north. If you want to go West, you’ll need a boat.

Property Details:
List Price: $1,595,000
Year Built: 1925
3 Bedrooms
3 Bathrooms
2 Car Garage Parking
Hardwood Floors
Formal Living Room
Formal Dining Room
Designer Lighting
Updated Kitchen
Patio off kitchen
Master Bedroom
Master Walk-in Closet
En Suite Master Bathroom
Downstairs Great Room
Washer & Dryer
South Facing Yard and Deck
*Some updates made without the benefit of Permit, prospective Buyers advised to investigate

Showing Schedule:
Sunday 2-4pm Open Houses
Private Showings upon Request
Offer Date TBD

Exclusively listed by:
Alexander Clark
Keller Williams Luxury Realty International
theFrontSteps.com
alexclark@gmail.com
415-254-5351
DRE#01339386
For more information, a private tour, or to chat about your property, you can contact me via the info above, or try the contact form below.

Off Market Opportunity In Outer Richmond / Sutro Heights…

I wanted to give my followers an epic opportunity for an amazing off market home in the Outer Richmond / Sutro Heights area of San Francisco. Details below…

662 46th Ave @ Sutro Heights Ave / Balboa
Price: TBD
2 bed
2 bath (1 unwarranted)
Approx 1450 Sqft
Built 1931
30’x120′ lot
Detached South Side
Large unwarranted room downstairs
1 car parking
Large East facing yard with Fruit trees (Apple, Cherry, Lemon, and blueberry bush)
Beautiful Hardwood floors
Large Living Room w/ Arched Ceiling
Period Details throughout
Fireplace
Open (Updated) Kitchen
Split Bath upstairs
Bonus (atrium) space off of kitchen
Partial Ocean Views
Excellent Outer Richmond Location
Disclosure package available soon, including Pest/Contractor
Offer date will be determined after tomorrow/weekend showings.
Open Friday 1-3pm, and by appointment thru Saturday. Please RSVP.
p.s. I do not have any photos, floorplans, or statements to share. Just come take a look.

Exclusively listed by:
Alexander Clark
Keller Williams Luxury Realty International
theFrontSteps.com
alexclark@gmail.com
415-254-5351
DRE#01339386
For more information, a private tour, or to chat about your property, you can contact me via the info above, or try the contact form below.

Tight Inventory, Top 10 Overbids, and 7 Off Market Listings

Currently, there are exactly 167 Single Family Homes for sale in the entire city of San Francisco…from the Marina District down to Visitacion Valley. Of those, only 42 hit the market in the last week, and some have actually been on the market more than 30 days (I call them Stalefish, and that’s where you might – just might – find a “deal”). But mostly, we’re a city still starving for single family homes, and they are literally flying off the shelf. Condos in desirable areas are about the same, but I’m not going there right now.

What does this mean? It means competition is fierce, multiple offers are commonplace, and Overbidding is still not anywhere near done. Have a look at this week’s top 10 Overbids. Keep in mind, this is only the top 10, if you want to see more, follow this link to more recent sales.

Address BR/BA/Units DOM List Price Sold Price Overbid
2662 40th Avenue 4/2.00/N/A 9 $995,000 $1,550,000 55.78%
157 College Avenue 3/1.00/N/A 14 $949,888 $1,450,000 52.65%
1415 11th Avenue 2-4 Units 15 $995,000 $1,500,000 50.75%
1734 27th Avenue 2/1.00/N/A 14 $995,000 $1,480,000 48.74%
439 Greenwich Street 0/1.00/17 7 $488,000 $720,000 47.54%
1090 Page Street 2/1.00/1 7 $899,000 $1,305,000 45.16%
1706 17th Avenue 3/1.50/N/A 10 $1,195,000 $1,715,000 43.51%
1933 Ulloa Street 3/1.00/N/A 13 $949,000 $1,335,000 40.67%
368 17th Avenue 2/1.00/N/A 13 $1,295,000 $1,810,000 39.77%
945 Corbett Avenue 1/1.00/107 7 $699,000 $975,000 39.48%

All of this said, if you’re losing out, I have several listings coming to market, and a couple we’ll sell off market:
Single Family home on Cabrillo at 36th
Single Family home on 46th at Balboa with Ocean Views
Single Family home near Alta Mar in Sutro Heights with Ocean Views
Condo near the Great Highway with Ocean Views
Condo on Frederick in Cole Valley with Valley views
Condo on Page near Upper Haight
Empty lot in Russian Hill ready to build

So…I’ll do my part to get some inventory for you, but in the meantime marvel at those Overbids, have a good weekend, and enjoy this Summer weather!

Happy Aloha Friday

San Francisco Real Estate Market Update | March 2018

As of the end of February, there were fewer total home, condo and loft sales in the first two months of 2018 than in any of the previous ten years (Think about that for a second…). And while it’s impossible to say exactly what is causing the low number of sales, it is possible that buyer fatigue following six straight years of rising prices, interest rates jumps, and stock market volatility may all be contributing, or we’ve reached a point where “trading up” doesn’t make sense and therefore inventory is at an all time low.

At the same time, the median sold price per square foot for a single family home broke the $1000 threshold for the first time in San Francisco. That is up almost 150% since it bottomed out at $408 in January, 2012. And, enough buyers are still buying that prices are still rising. February’s median home price crossed $1,700,000, another first.

Single Family Homes:
The three-month rolling average median sales price of $1,501,667 is up 17% over last year’s.

Year-to-date, new listings are down 7.4% while sales are down 9.7%.

February’s inventory of 1.4 months is 26% lower than in 2017.

80% of homes sold over their list price and the median percent of list price received was 113% in February.

Condo/Loft/TIC’s:
The three-month rolling average median sales price of $1,096,667 is up 3.13% over last year’s.

Year-to-date, new listings are down 14% while sales were up 9.2%.

February’s inventory of 1.9 months is 30% lower than in 2017.

59% of homes sold over their list price and the median percent of list price received was 103% in February.

There you have it…

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SOLD | 740 Clayton | Haight Ashbury / Cole Valley | $2,600,000

Three offers, and a long three months later, I’m pleased to report the successful sale of the Church of the Living God…a.k.a. 740 Clayton. Congratulations to the buyers, and the sellers and thank you all for a smooth (albeit long) transaction.

First time on the market since the 1960’s, and currently used as a Church, 740 Clayton is a true (circa 1906) Victorian gem just waiting to be restored to its original glory, or developed to the max (zoned RH-3), situated on a massive L-shaped lot with 38 feet of frontage, and containing an additional structure / cottage in the rear.

Potrero Hill Masterpiece Asking $1,995,000 – Gets $2,710,000 – Jealous?

Sometimes you’re just too busy to blog, let alone ski and surf, but we all need to stop sometimes and marvel at amazing properties that sell for amazing prices. Take this stunner of a home in Potrero Hill that just recently listed for $1,995,000 (bait) and closed for a whopping $2,710,000…worth every penny.


Send the architects my way, I’m totally jealous. That place is sweet.


As for the top 10 Overbids, here go:

Address BR/BA/Units DOM List Price Sold Price Overbid
36 Marietta Drive 3/2.00/N/A 12 $999,000 $1,513,000 51.45%
441 Wilde Avenue 1/1.00/N/A 12 $399,000 $565,000 41.60%
464 Hoffman Avenue 3/1.00/N/A 8 $995,000 $1,400,000 40.70%
1731 43rd Avenue 3/2.00/N/A 11 $995,000 $1,390,000 39.70%
1330 20th Street 4/2.50/N/A 14 $1,995,000 $2,710,000 35.84%
1600 Treat Avenue 2/2.00/N/A 14 $1,298,000 $1,725,001 32.90%
428 17th Avenue 2/2.00/ 84 $850,000 $1,100,000 29.41%
172 Precita Avenue 4/2.50/N/A 15 $2,295,000 $2,915,000 27.02%
156 Cora Street 3/2.00/N/A 15 $600,000 $760,000 26.67%
3040 25th Avenue 3/2.00/N/A 17 $1,199,000 $1,510,000 25.94%

The San Francisco real estate market is firing on all cylinders, yet again.

Happy Friday! Go ski…

Swoon Factor High On This Haight-Ashbury Victorian | $1,995,000

It’s a grand scale, late 1800s top floor Victorian Condominium on a coveted block in the Haight / Ashbury area of San Francisco, and it could be yours, or it could be your friends.

With approximately 1692 square feet of living space, hardwood floors, formal living room, formal dining room, ~12 foot high ceilings, updated kitchen, master bedroom and en-suite bath, decorative fireplace, in unit washer & dryer, 2 car independent parking, south facing deck, exclusive use yard, additional storage spaces, and final stage plans at the ready for a 980 square foot attic expansion, it’s the perfect blend of old world charm, Haight-Ashbury lore, and modern convenience…not to mention tremendous South facing light and warmth to soothe the soul.

A rare find, this 3 bedroom, 2 bathroom home enjoys a wonderful southern exposure with French doors that open to a private deck from both the dining room and master suite overlooking an exclusive use serene landscaped yard. The home’s central location is steps away from all of your shopping needs and a growing number of popular restaurants, and is situated ideally for access to Golden Gate Park and Buena Vista Parks, Cole Valley, NoPa, freeways to points North, South, and East, and of course the famous Haight/Ashbury.

The property is move-in ready, and as an added bonus, is being sold with plans in final stages of approval to transform the main living area into a spacious and modern great room, as well as expansion into the 1692 square foot undeveloped attic. This renovation would transform the property into a 5 bedroom 3 bathroom home with 2672 square feet of luxury living, including a new master suite, tons of new closet space, and views to Sutro Tower. Attic would feature 2 additional bedrooms, 2 bathrooms, an entertainment/lounge area, and closets galore, delivering two exquisite levels of living, dining, and entertaining in one of San Francisco’s most coveted and historically significant locations.

Property Details:
List Price: $1,995,000
1692 square feet
1692 square feet attic (unconditioned)
Top Floor Condominium in Two Unit Building
3 bedrooms
2 bathrooms
2 parking
Storage
Exclusive Use Landscaped Yard
Exclusive Use Deck
Wood Floors
Decorative Fireplace
Period Details
High Ceilings
In Unit Washer & Dryer
Solar Panels
HOA Fees $435/mo. (Includes Water, Garbage, Insurance, Common Electric and repairs.)

Plans for:
5 bedrooms
3 Bathrooms
2672 Square Feet
Open Kitchen, Living, Dining area
Master Suite
Additional Entertainment area
Luxury to the nines

Showing Schedule:
Saturday & Sunday Open House 1-4pm
Private Showings by Appointment Only

Exclusively listed by:
Alexander Clark
Keller Williams Luxury Realty International
theFrontSteps.com
alexclark@gmail.com
415-254-5351
DRE#01339386