SOLD | 1651 Page St. | Haight Ashbury | $2,100,000

Sad to see this one go…such a beautiful propert. At least it went from a great seller to a wonderful and deserving family that will make it home for a long time to come. Congratulations to everyone involved.

Grand scale, late 1800s top floor Victorian Condominium on a coveted block in the Haight / Ashbury area of San Francisco 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.

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.

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

FOR SALE | 740 Clayton | Haight-Ashbury / Cole Valley | $2,495,000

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.


The main level features a grand entrance, and staircase, large open area, kitchen, and half bath.
Second level has 4 bedrooms, 1 bath, 2 fireplaces.
There is an unfinished attic with incredible views, and an unfinished basement level.
Period details abound, Hardwood floors underneath carpets, fireplaces have been covered up, and property has a fire sprinkler system.

This is a one of a kind property in an A+ location that doesn’t come around that often.

Property Details:
List Price $2,495,000
Built 1906
Large L-Shaped Lot
4652 Square Foot Lot
38 feet frontage
Zoned RH3
4 beds
1.5 baths
3 Fireplaces
Hardwood Floors
Additional Structure in Rear (approximately 400 square feet)
Unfinished Basement
Parking for many cars

Showing Schedule:
By Appointment only
Saturday & Sunday Open House 2-4pm
DO NOT DISTURB CHURCH SERVICES

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

SOLD | Victorian Single Family in Cole Valley / Haight Ashbury | $2,250,000 Off Market

This wonderful late / early century Victorian home has all the right bones in all the right places, including a grand entryway / staircase, wood floors, fireplace, high ceilings, large garage, 4 bedrooms, yard, and potential, potential, potential.

844 Haight Street | Hayes Valley | $1,295,000

So you wanna live in the action, do you? Well, I have just the place for you – 844 Haight sits on the dividing line between Haight Ashbury (considered Lower Haight), Hayes Valley, Buena Vista Park, NOPA, Alamo Square, the Divisadero Corridor, is one block away from the Duboce Triangle area…and you’re in luck, because it hits the market today.


Huge full floor 2 bedroom, 1.5 bath Victorian flat with soaring 12′ ceilings and original details in a vibrant central San Francisco location. Formal Dining Room, Living Room, sitting area, eat-in kitchen w/ Italian Bertazzoni stove, hood and microwave, Bosch refrigerator and Dishwasher, Cherry cabinets w/pull out shelves/inserts, Granite counter tops, pot filler above stove, and Bosch Washer & Dryer in pantry. Travertine marble floors in kitchen and baths. Refinished Hardwood floors throughout. Private deck off kitchen leads to beautiful landscaped garden. Tankless water heater. One car parking. Built-in shelving and huge storage space in garage. Walkscore 93, Transit Score 97 (tech shuttle stop around corner), Bike Score 85 (you’re practically ON the Wiggle). Some would say it doesn’t get any better.

Property Details
$1,295,000
Victorian Flat
2 bed
1.5 bath
1 parking
Storage
Formal Dining Room
2 Fireplaces
12′ Ceilings
Bertazzoni Range
Bosch Refrigerator
Bosch Dishwasher
Hardwood Floors
Private Deck
Shared Garden
Washer & Dryer
HOA Dues $300/month

Showing Schedule
Open Houses Saturday & Sunday 2-4pm
Private Showings by Request

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

San Francisco Single Family Real Estate Appreciation since 2011

The information below is provided by Paragon Real Estate Group, enjoy:

In the last 5 years, San Francisco real estate market rebounded and went crazy hot, but how much did it really appreciate? Below is a great analysis from Paragon that shows you the data using median sales price. This post is specific to houses, the next post is specific to condominiums appreciation.

Median sales price is a very general statistic, often concealing an enormous variety of values in the underlying individual sales. It can be and often is affected by other factors besides changes in fair market value, such as changes in the inventory available to purchase, and major changes in the distressed property, luxury home, or new home construction segments. Sometimes median prices fluctuate without any great significance: substantially different groups of homes (larger, smaller, older, newer, etc.) simply sold in different periods. Assessing appreciation by changes in dollar per square foot values, instead of by median sales prices, can sometimes deliver significantly different appreciation rates.

Below the charts is a table with a more comprehensive list of San Francisco neighborhoods, and at the bottom of the page is a neighborhood map.

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The neighborhoods on the table below are grouped by San Francisco Realtor District, some of which contain neighborhoods of relatively similar values and some with highly variable home values.

Generally speaking, the higher the number of sales, the more reliable the statistics: We’ve usually calculated appreciation rates for neighborhoods with at least 24 sales in 2015, but these should still be considered very approximate.

An asterisk signifies a very low a number of annual sales and/or our suspicion that the appreciation calculation would not reflect market reality due to the variety of issues pertaining in the area. In 2011, median sales prices in some areas, especially in the southern border neighborhoods of the city, were badly distorted by distressed property sales (bank and short sales) that didn’t represent fair market values. If this situation applies, the 4-year appreciation rate will jump higher in that neighborhood.

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sfmap

As is always the case, if you have any questions about the market don’t hesitate to ask.

If you, or anyone you know, are looking to buy or sell San Francisco real estate, take a look at my track record, happy clients, and generally awesome listings and let’s get you sorted.

San Francisco Housing Market Not Stopping…How’s That For A Gift From Santa!?

In this season of giving and being thankful, I’d have to say that San Francisco Bay Area residents should be pretty thankful that our market is nowhere near that of the national average. If you’re a seller you can be thanking your lucky stars that buyers are out there in droves, and if you’re a buyer you need not pinch yourself, because yes, interest rates are indeed averaging UNDER 4%, and that is certainly something to rejoice.

The San Francisco Association of Realtors Market Focus Report begins now:

Although these fall months are not typically known for high real estate activity, this year has proven otherwise, with strong pockets of movement occurring throughout the city, keeping the market active during these shorter days. Families have been rushing to purchase and settle into their new homes to prepare for the holiday season and upcoming year.

Single-Family Homes

As the number of homes for sale fell throughout the city by 27.3 percent compared to November 2010, the number of homes under contract this past month rose by 21.1 percent, while the number of homes sold rose by a substantial 22.3 percent. For properties that were priced below $700,000, the months of supply inventory dropped by 67.8 percent to 1.3 months. For properties priced between $700,000 and $1.2 million, the months of supply inventory fell by 12.1 percent to 2.8 months. Readings between one and four months typically indicate a seller’s market, where sellers have more negotiating power over home buyers.

One part of the city which continues to experience healthy sales activity is the central district that provides ample shelter from San Francisco’s famous fog and is one of the city’s sunnier regions. Since November 2010, the number of homes sold has risen considerably by 60 percent to a total of 40 properties. From the colorful neighborhoods of Haight Asbury and the Castro, to the more contemporary and family-friendly Noe Valley, to the posh and upscale Clarendon Heights, this part of the city offers a diverse array of housing opportunities for just about any home buyer.

Another area of the city which saw heightened sales activity is the southern part of the city that stretches from San Francisco City College to beyond Candlestick Park. Compared to this time last year, the number of homes under contract in this district has risen by a whopping 80 percent, while the number of homes sold has increased by 58.3 percent to a total of 57 properties. Some of the neighborhoods in the area, such as the Excelsior and Mission Terrace, offer a suburban feel, easy access to public transportation, and some of the best prices in the city, which makes them great locations for first-time home buyers.

Condominium Sales

Although the number of condominiums for sale fell throughout the city by 37.2 percent compared to November 2010, the number of condominiums under contract rose by 17.7 percent and the number of condominiums sold increased by 23.1 percent. For condominiums that were priced between $500,000 and $900,000, the months of supply inventory contracted by 61.4 percent to a reading of 2.2 months. For luxury condominiums priced above $900,000, the months of supply inventory decreased, by 49.8 percent to 2.6 months.

One part of the city which experienced a robust increase in condominium sales activity is the central-eastern part of town, whose landscape continues to evolve from its former warehouse and factory occupied streets. Since November of last year, the number of condominiums sold has jumped by 56.4 percent, from 39 units to a total of 61. The central-eastern district includes such neighborhoods as up-and-coming South Beach, home to AT&T Park and some of the most stylish condominiums in the city, as well as SOMA (South of Market) and Yerba Buena, which has seen an infusion of moderately priced condominiums in recent years.

Outlook

The Conference Board reports that consumer confidence surged in November to its highest level since July, a sign that Americans may be more willing to spend. The Conference Board said that its consumer confidence index climbed by 15 points in November to 56 points, the highest it has been since a reading of 59.2 this past summer. Although still well below a reading of 90, which indicates an economy on solid footing, the confidence numbers are encouraging.

According to the State Employment Development Department, the statewide and local job outlook continues to improve as California’s unemployment rate dropped for the second straight month in October to 11.7 percent. Bay Area counties were all below the State average, including San Francisco, which dropped to 8.1 percent from 8.3 percent the prior month.

As the cost of renting in the city continues to rise, and with the average rent currently at $2,572, more and more people should be considering owning a home. There are a variety of rent vs. buy calculators available online and anyone of them can be used to help with a decision as to whether to rent or buy.

As local tech companies like Zynga and Yelp prepare for initial public offerings, more and more of their employees are looking towards owning a home in San Francisco. Reuters reports that recent competitive bidding in some neighborhoods has pushed home prices up more than 15 percent from last year in some areas such as Noe Valley, SOMA and Potrero Hill.

With the improving economy and surge in pending sales, 2012 is likely to see a stronger San Francisco real estate market than what buyers and sellers have been accustomed to since 2008.

San Francisco Association of Realtors Market Focus Report

137 Buelah Apple: Don’t Haight the Game….

[Written by “Eddy”:]

One thirty seven Buelah is one of those homes that just screams San Francisco charm and it has all the makings for what many families are looking for in a home here in the city (e.g., curb appeal, close to shopping, parking, etc.)
It’s no wonder that this property closed escrow back in 2006 in only 26 days and over asking at $1.59M.   It’s a little more surprising, however, to see that this same home just closed escrow in 2011, again for over asking, and in only 33 days for $1.61M.  It goes without saying that buying a good property with highly desirable features is a good strategy. This is a classic example of a well appointed home, commanding tons of interest, and getting a good price in two different real estate markets (2006 & 2011).

A few more pics after the jump:

You Can Buy Her Sister Too…Oops, Too Late

A couple of weeks ago we were thrilled to see 457 Buena Vista Avenue East go into contract after a short spell on MLS (asking $2,329,000), and how could you blame the buyer…the place is awesome! However, we felt a little bad as we were told 457 “can be purchased with sister property 459 Buena Vista Avenue East“.



As pretty as she is, this poor sister was left hanging and we wondered if someone would come along and rescue her. Granted, she’s a bit more of an expensive date, asking $2,389,000. Well…she found Mr. (and maybe Mrs.) Right. She’s in contract as of today, and dammit if she isn’t just as pretty as her sister, but with more to offer up top (focus boys!):

Congrats to the agents and buyers. What a fantastic property in a great location. We’re very jealous.

Hi Res, Picture Gallery of 459 [agent website]
457 Buena Vista Avenue East, $2,329,000 [MLS]
459 Buena Vista Avenue East, $2,389,000 [MLS]