Family Home

Happy Clients Send Happy Note

My wonderful clients just sent this awesome testimonial, so obviously I have to share it with all of you:

When my wife and I moved to San Francisco from the East Coast with our newborn, we quickly realized that navigating the beast of a real estate market in SF required a unique kind of agent. Luckily we found Alex.

We spent 5 months looking for a home with Alex. In the process, he guided us thru 12 bids, all the typical multi-offer, SF auction-style, which can be anxiety provoking to say the least. “Are we bidding too much? Are we not bidding enough?!” Alex kept us grounded on this emotional roller coaster! We were able to tap into his unique market knowledge to navigate these conversations about how much to offer. Alex put us in touch with experts to discuss potential renovation projects on unloved properties. We picked his brain about every single micro-neighborhood in the city, talked single family vs condo and which side of the street to buy on in the Richmond if you like a sunny back yard. He is a wealth of knowledge to say the least.

When we found a property that we loved, but were unsure about a few things that came up in the inspection, Alex’s connections came to the rescue. Alex had the personal cell phone number of the inspector who had done the report and was able to put us in touch. This conversation gave my wife and I the reassurance that we needed to bid aggressively and got us our home. Without Alex this would not have happened. We highly recommend working with Alex to find your home in this amazing city!

Dan, Hanni, Hazel and Brizzy

If you’re kicking the tires with a few agents and just don’t know who to pick, have a look at some more testimonials that might help you come to your senses.

1011 23rd Street Living Area with Soaring Ceilings

Amazing Dogpatch Loft Seeks Buyer | $699,000

Dogpatch, San Francisco: according to Wikipedia “is located on the eastern side of the city, adjacent to the waterfront of the San Francisco Bay, and to the East of Potrero Hill. Its boundaries are Mariposa Street to the North, I-280 to the West, Cesar Chavez to the South, and the waterfront to the East. It contains housing, some remaining heavy industry, more recent light industry, and a new but growing arts district. In 2002 it became an officially designated historic district of the city of San Francisco….[and] there is no definitive explanation for the name

One thing we know for certain, Dogpatch has some amazing properties, and 1011 23rd Street #10 is right up there…

Situated on the corner of 23rd Street and Minnesota, this corner unit residence features soaring (approximately) 17′ ceilings, enormous windows that flood the home with natural light, an open kitchen/living area with bar seating, granite countertops, stainless appliances, fireplace, refinished hardwood floors, in unit Washer & Dyer, new carpet in the loft bedroom, and parking.

Just a short walk away from the increasingly vibrant Dogpatch shops and restaurants, and half a block away from Philz Coffee (yes, that’s a selling feature, since Philz was voted the best coffee house in San Francisco, and this is their Mothership location), living at 1011 23rd Street will afford you all of the new things San Francisco is offering up, as well as some of the old that seems to have been lost (especially some grit and character).

Come check out this wonderful loft, introduce yourself, feel the vibe, cruise the neighborhood, bring me a coffee, and I’ll hand you the keys – coffee and a few hundred thousand dollars.

Listing Details:
$699,000
1 bedroom
1.5 bathrooms
1 parking space
Corner Unit Loft
Soaring (Approx. 17′) Ceilings & Windows
Custom Window Coverings
Open Kitchen w/bar counter
Granite Countertops
Dishwasher
Hardwood Floors
New Carpet in Bedroom/loft
Fireplace
Washer & Dryer
Storage
Fitness Area
View Roof Deck
HOA Dues: $512.94/mo (Includes Water, Garbage, Webpass Internet, Building maintenance, gym, roof deck, building insurance, outside management)
A+ Dogpatch Location

Showing Schedule:
Private Showings Upon Request
Open House Sundays 2-4pm

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

1011 23rd Street | Modern Loft In Dogpatch

1011 23rd Street #10 | Dogpatch Loft | $699,000

Dogpatch, San Francisco: according to Wikipedia “is located on the eastern side of the city, adjacent to the waterfront of the San Francisco Bay, and to the East of Potrero Hill. Its boundaries are Mariposa Street to the North, I-280 to the West, Cesar Chavez to the South, and the waterfront to the East. It contains housing, some remaining heavy industry, more recent light industry, and a new but growing arts district. In 2002 it became an officially designated historic district of the city of San Francisco….[and] there is no definitive explanation for the name

One thing we know for certain, Dogpatch has some amazing properties, and 1011 23rd Street #10 is right up there…

Situated on the corner of 23rd Street and Minnesota, this corner unit residence features soaring (approximately) 17′ ceilings, enormous windows that flood the home with natural light, an open kitchen/living area with bar seating, granite countertops, stainless appliances, fireplace, refinished hardwood floors, in unit Washer & Dyer, new carpet in the loft bedroom, and parking.

Just a short walk away from the increasingly vibrant Dogpatch shops and restaurants, and half a block away from Philz Coffee (yes, that’s a selling feature, since Philz was voted the best coffee house in San Francisco, and this is their Mothership location), living at 1011 23rd Street will afford you all of the new things San Francisco is offering up, as well as some of the old that seems to have been lost (especially some grit and character).

Come check out this wonderful loft, introduce yourself, feel the vibe, cruise the neighborhood, bring me a coffee, and I’ll hand you the keys – coffee and a few hundred thousand dollars.

Listing Details:
$699,000
1 bedroom
1.5 bathrooms
1 parking space
Corner Unit Loft
Soaring (Approx. 17′) Ceilings & Windows
Custom Window Coverings
Open Kitchen w/bar counter
Granite Countertops
Dishwasher
Hardwood Floors
New Carpet in Bedroom/loft
Fireplace
Washer & Dryer
Storage
Fitness Area
View Roof Deck
HOA Dues: $512.94/mo (Includes Water, Garbage, Webpass Internet, Building maintenance, gym, roof deck, building insurance, outside management)
A+ Dogpatch Location

Showing Schedule:
Private Showings Upon Request
Open House Sundays 2-4pm

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

Box Factory Lofts

2169 Folsom M202 | Allied Box Factory Lofts | Mission District | $1,375,000

From your first look at the exterior of the historic Allied Box Factory, to the time you stroll through the lush courtyard to this one of a kind Live/Work loft, you will be in awe…

Originally built in 1907 as a timber factory, the Allied Box Factory was converted to a mixed-use development in 2001 with the intent of fostering a creative community. Of the Allied Box Factory’s 31 spaces, 15 of them are live/work condominiums, eight of the building’s non-residential units are used as creative studios, and six house commercial enterprises.

Situated on the second floor, unit M202 has recently been transformed from cool to ultra cool with the complete remodel of the kitchen/living/dining area that creates an ambiance second to none. Entertain guests in your modern, open kitchen complete with a 5 burner Thermador range, grey Caesarstone Countertops, Custom Walnut Cabinets, Carrera Marble Island (with seating), Thermador Dishwasher, GE Monogram Refrigerator, and original bar lighting from the previous owner, famous artist Rex Ray.

A combination of hardwood and concrete flooring with large exposed timber and open ceilings is certain to capture your attention. Extend your living area by opening the doors to your large outdoor PRIVATE patio with room for seating, dining, gardening, and of course barbecuing. Enjoy the warm weather the Inner Mission provides, soak in the city vibes and rooftop views, and live the San Francisco dream.

Not only does this amazing unit feature a completely remodeled kitchen, a designer bedroom with custom closets, hardwood floors throughout, a designer bathroom with custom mosaic tiling, washer & dryer, and deeded parking, but also a completely separate bedroom/office/studio across the hall. This room also contains gorgeous wood floors, original windows, tons of natural light from the courtyard, and is ideal for the live/work lifestyle so many of us strive to achieve.

Listing Details:
$1,375,000
2 bed
1 bath
1 car parking
Remodeled Designer Kitchen
Carrera Marble Island
Caesarstone Countertops
Custom Walnut Cabinets
Thermador Range
Private Patio
W&D
Hardwood & Concrete Floors
HOA Dues: $437.96/mo + approx $40/50/mo for common utilities
Prime Inner Mission Location
*Live/Work loft. Certain restrictions/stipulations may apply. Buyer is advised to investigate

Showing Schedule:
Private Showings Upon Request

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

595 44th Ave

Two Outer Richmond / Sutro Heights Sales To Make Your Head Spin

Take a look at these recent single family home sales in the Outer Richmond/Sutro Heights neighborhood of San Francisco. First, 595 44th Ave, an amazing home by all accounts.


As far as Overbids go, it just hit #5 on the top 20 list. But it has history…specifically pricing history that many agents seem to forget to check before submitting an offer, and why it is so important not to overprice your property and “chase the market down”.

Originally listed at $1,689,000 this property came blazing onto the market touting all the newly done new stuff. No bites at $1,689,000, or at least none that got it in contract. Fast forward a month and the price was dropped to $1,395,000…no bites, or at least not enough to get the seller to accept. So now, had someone come in around this time, the seller may have been forced to accept a lower price. BUT…the agent did his job and likely pushed for a major price reduction ($500,000 from original) down to $1,189,000. Multiple offers later, or just one very keen buyer, and look at that…sold for $1,690,000, or $1,000 more than the original list price.

This is a perfect example of why you should always err on the side of caution and list lower, rather than higher.

Case in point, our second Outer Richmond/Sutro Heights stunner, the Storybook Tudor on Anza (@47th Ave) just went from $995,000 to $1,400,000, with 24 offers, in the blink of an eye, and coincidentally landed at number 6 on the top 20 Overbid list.
AnzaTudor
There is more story on the Storybook, but I’m not printing it. You can contact me for details, but really I just want to highlight the importance of pricing when it’s time to sell your home. And if you don’t get pricing right the first time, don’t be afraid to adjust, and adjust quickly.

So to say the Outer Richmond single family home market is hot, that might be an understatement.

(You can track Outer Richmond Sales by sorting the “Neighborhood” column on this page.)

Happy Monday…oh…this Amazing Sutro Heights Home is still there for the taking.

GO WARRIORS!

District 5

May 2016 Central San Francisco Market Conditions

District 5

District 5’s (See SF Districts Map Here) April numbers continue their strong upwards trend with their highest ever median sales price of $2,287,500. Year-over-year, the median price is up 8.9%.

d5_1

Resale Condo/Loft Median Prices

Resale condo-loft median prices have resumed the downward trend that started last September with a brief uptick in January and February. hey dropped 2.3% from March to April, landing at $1,245,000, which is the lowest median sales price since April 2015. They are down 0.4% year-to-date and 9.6% since their peak at $1,377,000 September 2015.

d5_2

d5_3

While Single Family Homes Days on Market inched up to 17 in April, they are still at historically low numbers.

Days on Market for Resale Condo/Lofts dropped from 19 to 16.

d5_4

Single Family Homes Months Supply of Inventory dropped slightly to 2.4 from March’s 2.5 and up from April, 2015’s 1.7.

d5_5

d5_6

This April there were the same number of single family home listings as in April, 2015. Over all, there have been 136 new listings in District 5 this year, one fewer than last year.

There have been 43 fewer condo/loft listings brought on the market year-to-date in 2016 than 2015. This is a 26% drop. And this is the first time in four years that the number of new condo/loft listings was lower in April than March.

d5_8

beach cottage

The Itsy Bitsy Teenie Weenie Million Dollar Beach Bungalow

It’s official…in San Francisco a million bucks barely buys you an (almost on the beach) beach bungalow…actually you need $1,050,000…and depending on what size waves you’re thinking of surfing at the most popular surf spot north of San Diego, you’ll want to consider ultra custom space-saving racks.

In case you’re wondering, it was listed at $699,000. It is close enough to catch the blowing Springtime Sand, so I guess you can call it a “beach bungalow”.

Surf is not up this weekend in San Francisco (Surprise!), but surely you know a friend with a boat. Happy Memorial Day weekend!

Top 20 Overbids, Underbids, and so much more, right here on The Goods.

3434 Rivera, Street, San Francisco [Property Detail Page]

3610 Washington | William Wurster

William Wurster Mid-Century Masterpiece Sells for $11,300,000 | Pacific Heights

It’s not everyday a home sells for $3,800,000 above asking…actually in San Francisco we hardly bat an eye at this anymore, especially when paired with buzzwords #PacificHeights and #MidCentury. It also helps to be an extremely rare property in a one of a kind location:

William Wurster Masterpiece with timeless mid-century contemporary design. The unique home with wonderful public rooms boasts sweeping Bay & Golden Gate Views and a Sheltered South facing Tommy Church Garden. 4 Bedrooms + library. 4 Baths. 2 Half Baths. 4 Fireplaces.Garage.Carport.Entry reveals a beautiful private garden & covered breezeway leading to the front door. The Reception Foyer looks to the Bay & features Wurster signature staircase. Elevator, Coat Closet, Powder Room. Grand LR is well-integrated with garden. Large formal DR looks out to GG Bridge. Kitchen flows to breakfast room. Guest suite & family room. Upstairs Central Hall opens to South Deck. Master suite & Library have Expansive Bay Views. 2 more beds with en-suite baths

Listed at $7,500,000
Sold for $11,300,000
$2,000 per square foot

millennium

Bargain Hunting At Millennium Tower

This week it’s residence 31E at Millennium Tower claiming the top spot on the weekly Underbid list, selling just shy of $300,000 UNDER asking price, and narrowly beating out unit 49B, also at Millennium Tower, which just closed $995,000 under asking, but still $2413.27 per square foot…
millennimtower
In fact, four of the top 10 underbids came this week by way of this ultra chic luxury tower, and that has me wondering, is it true what they’re saying?

As for the rest of the list:

Top 10 Underbids, San Francisco

Address BR BA Parking List Price Sold Price Underbid
301 Mission Street #31E 2 2.00 1 $2,595,000 $2,300,000 -11.37 %
301 Mission Street #49B 3 3.50 2 $8,995,000 $8,000,000 -11.06 %
301 Mission Street #704 2 2.00 1 $2,295,000 $2,100,000 -8.50 %
1587 15th Street 2 1.00 1 $447,706 $410,000 -8.42 %
355 1st Street 2 2.00 1 $1,825,000 $1,675,000 -8.22 %
3479-3483 Mission Street N/A N/A 0 $1,600,000 $1,480,000 -7.50 %
246 Stonecrest Drive 5 4.00 2 $1,985,000 $1,850,000 -6.80 %
301 Mission Street #38B 2 2.00 1 $2,895,000 $2,700,000 -6.74 %
483 Marietta Drive 4 3.00 2 $1,599,000 $1,500,000 -6.19 %
50 Bradford Street 2 1.00 1 $1,295,000 $1,220,000 -5.79 %

Over, Under, it doesn’t really matter. All of these homes on this list are selling for market price, and these buyers can/should be thrilled with their purchase.

As always, when it’s time to buy/sell, I’m here to help.

San Francisco Real Estate Market Splitting In Two [theFrontSteps]