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5 Reasons To Love A Run Past Marina Green

  1. GOLDEN GATE BRIDGE: Who wouldn’t want to run with a view of one of the most iconic landmarks in the city? If you’re feeling extra adventurous run across the bridge and see the city from a new perspective!
  2. DOGS: If you’re like me, you stop to pet every dog you see! See a stray tennis ball in your path? Give it a good kick, and watch in awe as a dog barrels past you on a quest to retrieve it.
  3. COFFEE TRUCKS: Get ready for a pick-me up on your run! Look for the Philz coffee truck to order a caffeinated beverage and get on your way again.
  4. BIKES: It is okay to admit you might not be a fan of running. Don’t let that stop you! Hop on your bike and pedal your way down the bike lanes to enjoy the lush green scenery.
  5. SOCCER/FOOTBALL GAMES: Maybe sports are your forte. If so, join in on one of the pick-up soccer or football games happening on the lawn and show everyone what you’re made of!

Enjoy your day, whether you’re walking, running, biking, or playing sports! And if you get a craving for something sweet, stop by Susie Cakes for a delicious slice of cake. I mean, you did earn it after all!

[Editor’s Note: As part of my commitment to San Francisco and the greater good of all residents in this wonderful city, I have teamed up with some USF Journalism students to allow them to get their feet wet with writing/blogging/marketing on a larger scale. Written by Kianna Fernandez. Photo by USF student Rachel Insull.]

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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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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.

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Underbids All Over The Map | San Francisco

Did you miss the Top 10 Overbids last week? Don’t worry, SFGate has em posted, but since it’s Monday (well it was yesterday), we like to bring you the weekly top 10 Underbids. Sounds like SFGate might recap them there too, so keep your eyes peeled.

The top dogs are a variety this time around. Locations are spread out – Western Addition, Bayview, Nob hill, Telegraph Hill, Marina, Pacific Heights, Inner Mission, Cow Hollow, and Noe Valley. Sizes range from a 232 square foot micro studio condo, which sold for $390,000 (don’t get too excited, that’s nearly $1700/sqft), to a 5590 square foot 5 bedroom mansion, which sold for only $1500/sqft (don’t get too excited here either, that’s $8.4M). There’s even a commercial unit in the mix, that fetched “only” $430/sqft (we ain’t talking apples to apples to the above.)

Just goes to show, in real estate, particularly in San Francisco it’s all about location, location, location…and pricing, marketing, presentation, and timing.

Regardless, have a great work week. Enjoy the top 10, stay dry, and pray for more rain/snow.

Address BR/BA/Units List Price Sold Price Underbid
1406 Golden Gate Avenue 3/2/0 $1,399,000 $1,200,000 -14.22 %
1311-1313 Palou 2-4 Units $995,000 $875,000 -12.06 %
1300 Pacific Avenue 0/2/0 $468,000 $425,000 -9.19 %
412 Green Street #A 0/1/0 $425,000 $390,000 -8.24 %
3315 Pierce Street 3/3.5/3 $2,699,000 $2,500,000 -7.37 %
2470 Broadway 5/4.5/2 $6,995,000 $6,500,000 -7.08 %
1326 Utah Street 2-4 Units $1,289,000 $1,200,000 -6.90 %
33 Perine Place 2/2/1 $1,500,000 $1,400,000 -6.67 %
2828 Divisadero Street 5/5.5/2 $8,995,000 $8,400,000 -6.61 %
425 28th Street 3/2/1 $1,695,000 $1,588,888 -6.26 %

theFrontSteps Overbids on SFGate [SF Gate, San Francisco Chronicle Online]

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Last Underbid of the year: Marina Home Wins

It’s the last Monday of 2015, everyone is out celebrating and the market is slow and quiet, but there are still properties closing every day, and some going significantly under asking.

The top 3 homes of the top 10 Underbid that closed in the last 2 weeks were sold more than 10% under asking (does that make any sense?) And the winner of our last underbid of the year goes to this wonderful 3 bedroom Marina District single-family home 59 Rico Way. Listed for $2,900,000 and sold for 2,550,000, 12% under asking.
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And here’s the rest. Happy holidays everyone!

Address BR/BA/Units List Price Sold Price Underbid
59 Rico Way 3/1.5/3 $2,900,000 $2,550,000 -12.07 %
233 Franconia Street 3/3.5/3 $1,795,000 $1,590,000 -11.42 %
1945 Washington Street #411 1/1/1 $739,000 $665,000 -10.01 %
2953 Broderick Street 2/2.5/2 $3,295,000 $3,000,000 -8.95 %
1200 California 1/1/1 $2,188,000 $2,000,000 -8.59 %
338 Spear Street 2/2/1 $2,998,000 $2,750,000 -8.27 %
1177 California Street 1/1/1 $965,000 $900,000 -6.74 %
1598 McAllister Street 5+ Units $3,000,000 $2,800,000 -6.67 %
646 Los Palmos Drive 5/3/3 $1,450,000 $1,360,000 -6.21 %
1 Hawthorne Street #22E 2/2/1 $1,650,000 $1,550,000 -6.06 %
1333 Jones St., Nob Hill San Francisco

13% Under Asking In Nob Hill | That’s An Audi R8

Hope everyone had a great Thanksgiving! I know I did. Back to the grind…

With the grind comes daily ganders at all things San Francisco real estate, and today is no exception. Check out this this Nob Hill Co-op apartment at 1333 Jones topping our weekly list of underbids (because they do exist).
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Listed just under $1.5M and sold for $1.3M… that’s gotta put a smile on your face. The $200,000 savings can put an Audi R8 in your garage (it is holiday season after all), or your kids through San Francisco pre-school (go with the R8). :-)

Hey look! Two other full service bachelor pads also sold under asking recently: one at the Four Seasons and the other at the Ritz Carlton. Underbid by about 8% after being on market for 339 and 227 days respectively. Wowza…

Anywho…the weekly top 10 list of Underbids for your Monday viewing pleasure:

Address BR/BA/Units List Price Sold Price Underbid
1333 Jones #801 1/1.5/1 $1,495,000 $1,300,000 -13.04 %
2955 Pacific Avenue 3/2/1 $4,100,000 $3,650,000 -10.98 %
2535 Vallejo Street 3/3.75/2 $6,275,000 $5,600,000 -10.76 %
956 South Van Ness 4/3.5/2 $2,995,000 $2,674,000 -10.72 %
3283 25th Street 2-4 Units $1,788,000 $1,615,000 -9.68 %
765 Market Street #27B 1/1.5/0 $1,550,000 $1,415,000 -8.71 %
690 Market Street 1/2/1 $1,150,000 $1,050,000 -8.70 %
3236 Scott Street 5+ Units $2,450,000 $2,250,000 -8.16 %
825 Rhode Island Street 4/3.5/1 $1,895,000 $1,750,000 -7.65 %
1069 Capp Street 5+ Units $1,799,000 $1,675,000 -6.89 %

Top 10 Underbids | Would You Believe 20% UNDER Asking In Bernal?

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The market is cooler…no doubt.. Is it seasonal, or longer term? Time will tell. As you saw last week, Overbids are still rampant, but more and more emails are coming to me, “Still Available”, “Offers as they come”, “Motivated Seller”, etc. Could we be approaching the year of the buyer?

Out of the 10 Underbids featured, 4 are multi-unit buildings, which made up the 1st, 2nd, and 3rd place on our list. The #1 underbid goes to a Bernal Heights duplex – a “Tremendous Bernal Heights Fixer” to be exact, 15 Prospect Avenue, which just closed 20% under asking or at $950,000 from its $1,199,000 list price. Looks like my buddy Eddie O’Sullivan got his clients a nice little project. Well done lad…

As for the rest, this is how it stacked up.

Address BR/BA/Units List Price Sold Price Underbid
15 Prospect Avenue 2-4 Units $1,199,000 $950,000 -20.77 %
622-626 Buchanan Street 2-4 Units $1,399,000 $1,250,000 -10.65 %
161-165 Cook Street 2-4 Units $2,395,000 $2,150,000 -10.23 %
2287 16th Avenue 4/2/2 $1,388,000 $1,250,000 -9.94 %
301 Mission Street #49D 2/3/2 $4,588,000 $4,180,000 -8.89 %
2829-2831 Pierce Street 2-4 Units $2,970,000 $2,750,000 -7.41 %
3260 Baker Street 3/2/2 $2,999,000 $2,800,000 -6.64 %
1308 Valencia Street 4/3.5/1 $2,499,000 $2,350,000 -5.96 %
265 Minerva Street 2/1/1 $699,999 $659,000 -5.86 %
2869 Broderick Street 4/3/2 $3,500,000 $3,300,000 -5.71 %

For more Good Real Estate Stuff…check out The Goods.

1487 Chestnut Living Room to Dining Room

Testimonial | “Alex Killed It On Both Deals”

It is so nice to make people happy. That’s the best part of what I do, and getting an amazing pat on the back from my clients is icing on the cake. I grabbed this from my client’s Facebook post to all of their friends in order to share it with you:

Many of you know that Linda and I recently sold 1487 Chestnut and bought [XXXX] Chestnut. What you probably don’t know about is the guy who made it happen for us: Alexander Clark
Alex killed it on both deals. He knew exactly how to market 1487 and held our hands while we dealt with the stress of moving out, staging the place, showing it, taking offers, and dealing with the buyer. In the end we got about 25% more than we expected, giving us the opportunity to reach a lot higher for our next place.
On the flipside, Alex was incredibly patient while we waited for the right opportunity to buy (we can be a bit picky…). He never pushed us to look outside of our preferred neighborhoods even though inventory was nonexistent, and even when a few less-than-perfect places came along he didn’t lobby for bids. Ironically, by not gunning for the quick sale, that’s exactly what he ended up getting – we won the first place we went for!
So if you’re thinking about doing a real estate deal in San Francisco [insert joke about market here], Alex is your man. Check out his work on theFrontSteps.com and ping me if you want an intro.

Thank you both so much for your business, loyalty, and patience. You guys rock and I’m incredibly happy for the both of you. Keep counting those ships sailing by…

Recent Transactions [theFrontSteps – Alexander Clark]
More Testimonials [theFrontSteps – Alexander Clark]

Stunning Marina Condo

SOLD | 1487 Chestnut | Marina District | $1,050,000 | 24% Over

1487 Chestnut Living Room to Dining Room
1487 Chestnut Living Room to Dining Room

Holy moly did this one go great, or what!? Top floor 1 bed, 1 bath condo with its own private deeded garage in an A+ Marina District location. After kindly declining multiple attempts to pre-empt offers, we stuck to our marketing plan, got roughly 250 parties through the door, reviewed 7 offers, and just closed for $1,050,000! In case you forgot, we listed at $849,000. That’s $1111.11 per square foot, and 24% over asking. Wowza…

You might be wondering how we got so many people through the door. It’s partly the sign of the times, but also some very creative online marketing, including this post about Liquefaction Zones of San Francisco’s Marina District that gets attention to my listings, which gets people through the door and contacting me to get in. Add to that amazing staging by GiGi Park, great photos by Whistle Photography, detailed inspections and files put together by my awesome assistant, a ton of web traffic to my site already, and you have a recipe for success when it comes to selling property.

Congratulations to my seller, and also to the buyer that successfully fended off the wolves chasing after him. Well played.

As your listing agent, I am always thinking outside of the box to knock your sale out of the park, so let’s get to know one another when you’re ready to sell.

Details about this property, including full photo gallery, can be found here. To see more of my recent transactions, click here.

1487 Chestnut, Marina District 1/1/1, asking $849,000, sold $1,050,000 [theFrontSteps]
Liquefaction Zones of San Francisco’s Marina District [theFrontSteps]

1487 Chestnut Marina Views

Liquefaction Zones Of San Francisco’s Marina District

I have a great listing currently for sale at 1487 Chestnut Street (corner Gough & Chestnut) here in San Francisco, and of the 50 or so people I actually had the chance to speak with at yesterday’s Open House, all of them (not kidding) asked if this property is built on landfill, and thus in an area of liquefaction.

Since this is clearly an area of concern for many people, I did a little digging on some of the maps I’m able to access, as well as a few more, and was able to layer the MLS district map over the liquefaction map, capture the image, and I’m sharing it with you to satisfy your curiosity. As you’ll see, contrary to popular belief, the entire Marina District (in purple) is not all landfill/liquefaction.

Marina Liquefaction
[click image to enlarge]

There you have it. If I helped you win a bet, you’re welcome.

I’ve done a fair bit of research about earthquakes, liquefaction zones, and earthquake induced landslides areas in San Francisco and have shared it all over the years, the links which you can find below. As for the Marina District, now I gotcha covered there too.

Map of Bedrock Vs Landfill [theFrontSteps]
San Francisco Neighborhoods Prone To Liquefaction and Earthquake Induced Landslides [theFrontSteps]
Areas of Marina In Liquefaction Zone

[BIG ASS DISCLAIMER! I AM NOT AN EXPERT ON EARTHQUAKES, LANDFILL, OR LIQUEFACTION, I AM ONLY SHARING MY RESEARCH WITH YOU, AND IF YOU ARE REALLY CONCERNED ABOUT THE LOCATION OF YOUR PROPERTY OR ANY ISSUES REGARDING EARTHQUAKES AND LIQUEFACTION YOU SHOULD CONSULT WITH AN ENGINEER OR EXPERT IN THIS MATTER.]

Stunning Marina Condo

For Sale | 1487 Chestnut Street | Marina District | $849,000

When it comes to real estate, there is location, but when it comes to 1487 Chestnut Street and being lucky enough to call this property home, there is location, location, location.

Situated on the corner of Chestnut and Gough streets in an area of the Marina deemed NOT on landfill, this quintessential top floor, corner unit, Marina condominium is bathed in natural light, early century charm, and the warmth of hardwood floors throughout. With all of the modern amenities you’ve come to love, a great floor plan, ample closet space, and a Marina location to live for (walk to Marina Green, Moscone Recreation Center, Aquatic Park, Union, Chestnut & Polk Street shops/restaurants, and so much more), you’ll be the envy of all your friends.

Home Highlights:
1 bedroom
1 bath
Formal Dining Room (could be used as second bedroom/office)
Formal Living Room
Granite Countertops
Kitchen Bar Seating area
Washer & Dryer in unit
View Roof Deck (shared)
Hardwood floors
Deeded Private Garage w/ 1 car parking
Additional Storage
HOA Fees: $201/mo (includes: building insurance, water, sewer, and garbage)
Approx. 945 square feet
Year Built: 1923
Walk Score: 92 (Walker’s Paradise)
Amazing Marina location
List Price: $849,000

Showing schedule:
Sunday 2/8 from 1-4pm
Tuesday 2/10 from 10-11:30
Thursday 2/12 from 5-7pm
Saturday 2/14 from 1-4pm
Sunday 2/15 from 1-4pm
Tuesday 2/17 10:30-12
Private Showings by appointment
Offer Date: Wednesday 2/18 by 12 noon

Listing Agent & Contact:
Alexander Clark
Paragon Real Estate Group
415-254-5351
alexclark@gmail.com

This is an awesome property in an amazing location. Please come to any one of the showings, send your friends/family, and make sure to introduce yourself. If you can’t make it during one of the times, just give us a shout and we’ll make sure to get you in.

For more information about San Francisco’s Liquefaction/Landfill areas, check out our posts on the matter a long time back:

San Francisco Neighborhoods Prone To Liquefaction and Earthquake Induced Landslides: Bedrock vs. Landfill Take Two [theFrontSteps]
A Map Of Bedrock Vs. Landfill [theFrontSteps]
Liquefaction Zones of San Francisco’s Marina District [theFrontSteps]