300 Sussex

SOLD | 300 Sussex | Glen Park | $3,365,000

Congratulations to our clients on their recent purchase of this amazing Glen Park home at 300 Sussex, a wonderfully brand new modern home with 4 bedrooms, 3.5 baths, indoor/outdoor living and an A+ Glen Park location.

What a great home, smooth transaction, top notch builder, and excellent first transaction for the newest member of theFrontSteps. Congratulations Kimberly. Well done.

If you are in the market to buy or sell a home, please do not hesitate to contact us. We know of all kinds of wonderful property both on and “off” market.

Buyer represented by Kimberly Slevin
Keller Williams Luxury International

Property Details [MLS]
-Photo Credit, Rob Jordan Photography
-Listed by KJ Kohlmyer of Zephyr Real Estate

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%.


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.



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.


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.



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.


Dining Room before...

Before & After On A Noe Valley/Glen Park Victorian

There is always a lot of talk around town about how “easy” it is to sell a property in San Francisco, and that all we (Realtors) have to do is sign up a listing, put a sign out front, and the hordes of buyers will come marching through the door, offer oodles over asking, beg to buy the property, offer up their children as security deposit, and seller sells it for a mint.

Not so, and to prove you need us (particularly theFrontSteps) to market your property for sale in San Francisco, I’d like to share some “before & after” shots of recent property transformations.


SOLD | $2,257,000 | 1793 Sanchez, Noe Valley / Glen Park Victorian

I’m pleased to say, I have successfully represented the sellers in the sale of their wonderful property at 1793 Sanchez. In the end the road was a little longer than we expected, but we got there. Congratulations to my clients, and the buyers who are incredibly thrilled they were able to beat out seven others to get the keys.

My clients were also kind enough to share a testimonial:

We had an outstanding experience with Alex Clark listing and selling our Noe Valley / Glen Park Victorian. He is highly knowledgable, extremely patient and most importantly endowed with great instincts about how to handle the complex and challenging real estate market of San Francisco. I would recommend him without hesitation.

You can find the property detail page for the home right here. Listed for $1,795,000, sold for $2,257,000, 1793 Sanchez is a large Single Family with Garden Apartment.


A little bit more About Me
Some of my Recent Transactions
Some Testimonials

1793 Sanchez Fireplace/mantle

For Sale | 1793 Sanchez St. | Glen Park

Located on one of the best streets in the Fairmount Heights area of Glen Park, and on the Southern edge of Noe Valley, 1793 Sanchez is on the market and you, my dear readers, get the first look inside.

1793 Sanchez Gallery
[Click image for high resolution]

1793 Sanchez Features
Originally built in 1887 (says the plaque on the front of the house), this Victorian is not what you’d expect when looking from the street. A modest staircase leads to a grand home with amazing period details, booming city views, indoor/outdoor living, and a tremendous amount of entertaining space.

Enter the home and be taken away by the old-world charm of the formal living room, which leads to a formal dining room, both rooms which have retained their original character and charm. A small bedroom or office is located on this level just off the dining area, which enters into a designer chef’s kitchen complete with marble countertops, Viking gas range, bar seating and an open living/entertaining room, which opens to a large deck overlooking Noe Valley and the San Francisco downtown skyline. A built-in gas barbecue is standing by the ready as well as either a sun shade for those amazing sunny days, or heat lamp for the cool SF nights.

Upstairs you’ll find a master suite with amazing downtown views, recycled wood floors, a master bath, fireplace, walk in closet, as well as an additional room perfect for a small child, office, or your collection of Manolos. From the master suite you can open the doors wide to a private balcony and take in the morning sun or keep the blackout shades drawn to sleep the day away in total darkness.

On the lowest level of the home you’ll be delighted to find a large bedroom, laundry room, washer & dryer, bathroom, and exceptionally large closet perfect for wine cellar or craft beer collection.

The legal 1 bedroom, 1 bath garden apartment is accessible via the breezeway and has wonderful wood floors, fireplace, W&D, designer lighting, a cute private patio/deck area, and wonderful views out to the impeccably maintained garden oasis with fresh lawn, budding flowers, automatic watering system (drought friendly), and a trickling fountain to soothe the soul. What you do with this garden apartment is up to you, but it’s ideal for additional income, friends and family, or should you be so lucky to have an Aupair, he/she would certainly not complain about living here.

Presented by:
Alexander Clark
Paragon Real Estate Group

Showing schedule
Saturday 9/12 1-4pm Open House
Sunday 9/13 1-4pm Open House
Tuesday 9/15 12-1:30 Broker Tour (Public Welcome)
Thursday 9/17 5:30-7:30pm Twilight Open House
Saturday 9/19 1-4pm Open House
Sunday 9/20 1-4pm Open House
Offer Date: Monday 9/21 @ 12 noon.

In case you’re in a fog at how wonderful this property is…

1793 Sanchez Details
List Price $1,795,000 | Single Family Home w/ Legal Garden Apartment
Main House:
Victorian Details
3+ Bedrooms
3 bathrooms
SF Skyline Views
Wood Floors
Chef’s Kitchen
Viking Range
Marble Countertops
Formal dining room
Formal living room
3 fireplaces
2 decks/balconies
Outdoor heat lamp
Deck awning
Master Suite on top level w/ Amazing views
Laundry Room
Direct yard access

1793 A Sanchez Garden Apartment:
1 bedroom
1 bath (shower)
1 Fireplace
Wood floors
Open Living Area
Direct yard access

MLS Listing Detail Page

The preparation of this home was featured prominently in the Business Section of the San Francisco Chronicle.

Follow @theFrontSteps on social media or subscribe to theFrontSteps via email, and never miss a beat of San Francisco Real Estate.

When is the best time of year to buy or sell a home [San Francisco Chronicle]
Listings Showcased [theFrontSteps]
For Sellers [theFrontSteps]


Stalefish: You Won’t Believe Your Eyes

There is a little something in our market, of which many buyers are not aware, and many agents overlook. I have long referred to them as “Stalefish“, but others refer to them as “buying opportunity” or “still available property”, or what we named (on theGoods) as the “30+ Club”. What are these, you ask?

They are, quite simply, properties on the market more than 30 days, and darnit if there aren’t quite a few gems out there that I’d love you to buy.

Getting beat up in Noe Valley? Check out 469 Valley:
This is a 3220 square foot remodeled view home in Noe Valley…and it’s still available! Deck, garden, master suite, it has it all. Listed at $2,989,000.

Not your cup of tea? Check out 27-29 Fountain, also in Noe Valley:
Previously listed at $2,900,000, this detached Victorian with 4 bedrooms, booming views, decks, parking, yard, and a great location is now $2,600,000! You just saved $300,000. Opportunity knocking right here.

Maybe you don’t like Noe, and you’d rather be in Cole Valley – sorry, nada. But keep checking!

You think Pacific Heights never has anything for you? Think again. This absolutely stunning home at 2701 Broadway is still there:

“Comprised of five levels encompassing over 16,000 square feet the home includes 7 bedrooms, 7 full baths, and 4 half-baths, plus 2 kitchens, 2 family rooms, 2 offices, 3 rooftop terraces, a basketball/sport court, plus a multitude of rooms for today’s active lifestyle. 2 car garage,” and a bargain price of $39,000,000.

Okay, so maybe $39,000,000 is a bit more than you can handle, and you really don’t like basketball anyway. Maybe surfing is more your thing? Well…you’re in luck. It just so happens this little fish at 2307 40th Ave is still there:
It’s “beautifully remodeled and updated”, close to the beach, and other “neighborhood conveniences like Walgreens” (huh?), and from what I can tell, very ready to be sold.

So if you’re getting beat out by the hordes of buyers all over the hot new listings, and you have possibly overlooked those homes that weren’t exactly perfect, you might like to give this list another glance. And if you’re an agent, you might like to send this invaluable information to your clients (branded to you, or course).

Whether you call ’em Stalefish, or otherwise, no matter how you slice it, there is opportunity out there in many shapes, sizes, and prices. Prices which, at this point, could be very negotiable.

Time to go fishing!

p.s. Wondering about the home with all the marble columns? It’s available too: 3800 Washington, $17,995,000, and it’s frickin amazing!

Stalefish, 30+ Club, Buying Opportunity: Find it all here
Battle Royale: Cole Valley Versus Noe Valley [theFrontSteps]

[Big Ass Disclaimer: Every property in this post and on the Goods 30+Club is listed as “active” on MLS. All information is deemed to be accurate, but not guaranteed.]

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.

Address BR/BA/Units DOM List Price Sold Price Overbid
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]

If There Is “S&M” And “Leather Sex” One Unit Below, You Might Want To Let Buyers Know

“Hi Alex-

Have I got a story for you…

When I closed the deal last Friday for [removed], my new condo in a 2-unit building, I had no idea my downstairs co-owner was a self-described “sex enthusiast” who engages in loud S&M “leather sex” on a regular basis. I learned this not from the seller or his agent, but via an email from the co-owner himself, which I received last Sunday night, after close.

The mere fact of the co-owner’s sexual preference doesn’t bother me in the least. But the possibility of it coming to the attention of my 10 year old son, whose bedroom was to be directly over the downstairs bedroom, enrages me.

By what measure does this not require disclosure? All parties to the sale knew I had a young boy who would be living with me. And I had expressed to my agent directly my concern over the possibility of an S&M dungeon in the common garage area, as that would be an inappropriate feature in a child’s environment.

Neither the seller or his agent told me about the use and type of noise coming from the lower unit, though the co-owner writes that this was a topic of conversation several times between the seller and him.

The level of noise transmitted between the units has been an ongoing issue. In fact, renovation of the seller’s unit was undertaken as recently as this year to help abate the noise: new sound proof padding and carpeting were added.

Despite the possibility that my 10 year old would be negatively affected by this noise type and unit use, this fact was kept from me during a full 6 weeks while I decided whether to purchase the condo.

I implored both realty companies to rescind the sale. They both said get a lawyer, we can’t help.

I now have a brand new condo I cannot move into because of the risk it poses to my son.
I have 50% custody of my son. If I were to move in to the condo, my ex-wife would immediately sue for full custody.
I have very little cash reserve because I paid nearly 50% down.
I have to move out of my current temporary residence on May 3. I have nowhere to go.
I have thousands of dollars of furniture and rugs piled up in my living room, purchased specifically for the unit at [removed].
I cannot afford rent because of my new useless mortgage.
I literally don’t know what to do or where to go.

For this I paid $27,000 in commissions?

All of this is due is to a lack of disclosure, and the lack of will to properly investigate my clear and communicated concerns. I was the only person who bid on the condo. I suspect there may be a financial motive for the non-disclosure, as the seller was eager to get out early, and requested early close via his agent.

The only people that can act quickly enough, and that have the necessary resources to fix this, as well as a moral and ethical obligation to do so, are the real estate agencies. And they are ignoring me or dragging their feet.

I am hoping to generate enough public awareness that they will take a more responsible approach for a situation that they have created by their lack of due diligence to discover all possible pertinent disclosures.

I specifically instructed my realtor to ask the sellers agents for access to a locked room in the common access area to determine if it was possibly an “S&M dungeon.” I felt a little silly asking, but also felt I needed to know with certainty that that usage was not the case where my son and I would live for years to come.

Apparently, [my agent] did not communicate my clear concern to the other realtor, or [the selling broker] did nothing about it except ask for the inspection of the room. I have 2 emails from the realtors on this topic. My concerns in this area were clear to my agent, and the conversations on this topic with her were witnessed.

I am willing to forward the pertinent emails for your verification, if you are interested, from the co-owner, [and both brokerages]. You may call me with questions at the number below.

Please help me spread this story far and wide. Public opinion is the only leverage I have at this point to enact a solution, other than litigation, which will take years and thousands of dollars to come to a probable unsatisfactory conclusion.

The responsibility of disclosure is one that these realtors took far too lightly, apparently preferring to deliberately not know, despite my concern, rather than to threaten the sale with the full disclosure that was their legal, moral and ethical responsibility.

I appreciate any help you can offer.

Thank you very much.


Glad to be a messenger, but clearly there are some privacy concerns and legal issues I decided to avoid by eliminating address and names, but a little bit of internet digging and you’ll get the unedited version.

Good luck to you Jack!

Glen Park, Charles Warren Callister Designed Mid-Century Drooler

ooh la la!

You know we often get stuck on the mid-century homes in and around the San Francisco Bay Area, and if you’re gonna spam us, it better be good (or at least mention mid-century or modern.) This home at 66 Everson surely fits the bill of good & mid-century. A little bit heavy on the dark wood side of the scale than what we desire (makes us feel like we’re in a Sauna with the Squirrel and Silvia from the movie “Hot Dog”), but an awesome home nonetheless, and someplace we’d love to come party, so let’s get you in it!


Designed by renowned Bay Area architect, Charles Warren Callister, and built in 1963, the home is detached, and situated on a wide lot with unobstructed views of downtown. The home is 3 bedrooms, 2.5 bathrooms, plus a large office. Landscape design by Casey Kawamoto, asking $1,849,000, and not yet on MLS. But of course you’re connected (as are we), so you’ll be happy to know there is a “pre-MLS tour” this week on May 21 from 4-6pm.


Go ahead. Crash the party, suck back some beverages, and sample some hors d’oeuvres. Just don’t forget to take a look at the home while you’re there, and please don’t get lost in the garden.


Or the shed. (Yes…too many good photos to just pick one. Deal with it!.)


Don’t forget our invitation to the housewarming. We make a mean fresh lime margarita that would go well with that kitchen.

66 Everson [Property Details: 3 bed, 2.5 bath, $1,849,000]