San Francisco Takes Top Honors On Trulia’s Best Neighborhoods List

Living well means something different to everyone.  For some of us, it means indulging in all the luxuries life offers, and to others it means living a healthy, active  lifestyle. Luckily, and why we live here, San Francisco offers both.

Recently the folks over at Trulia shared their perspectives on living well in this Best Neighborhoods post, which coincided with the release of these super handy Live Well maps, and look at that…San Francisco takes top dog for Midsize City, specifically the Sunset District (Spoiler – Sunset is already more expensive than when Trulia wrote this, so get in before it goes more nuts out that way).


San Francisco actually has two of the top ten “Live Well” neighborhoods (that’d be Excelsior at #7) for mid-sized metropolitan areas (population 1,000,000 to 2,000,000) in the US.

Top Ten Neighborhoods for Living Well

Neighborhood U.S. Metro Live Well Index % Quiet Streets # Play-Centric Amenities Per Square Mile Miles of Trails/Footpaths Per Square Mile # of Care and Essential Amenities Per Square Mile
Outer Sunset San Francisco, CA 93.6 52.5% 2.5 5.0 13.0
West Riverside New Orleans, LA 88.7 55.1% 2.0 1.0 4.9
Crestview Austin, TX 86.3 48.6% 3.9 0.6 6.8
Driftwood Fort Lauderdale, FL 83.2 58.6% 2.2 4.2 1.1
Riverwest Milwaukee, WI 82.5 52.2% 0.7 6.2 2.2
Midtown San Jose, CA 81.4 41.9% 6.6 2.9 10.7
Excelsior San Francisco, CA 81.3 43.1% 4.4 2.2 7.1
Shady Lane Columbus, OH 80.2 50.3% 1.7 0.5 2.5
Roosevelt Redwood City, CA 79.9 58.0% 0.9 0.0 5.5
Emerald Hills Fort Lauderdale, FL 79.9 44.9% 2.3 1.1 4.5

The Outer Sunset, which scored 93.6 on Trulia’s index, is the best neighborhood overall for living well, beating out the large metro neighborhood Ocean Beach in San Diego, CA, which scored 96.0 (Is that OB v. OB?).  The Sunset District of San Francisco, is flanked by three great resources: Ocean Beach to the West, Golden Gate Park to the North, and the University of California, San Francisco Medical Center to the East.  Additionally, well over 50 percent of its streets are considered quiet (unless of course it’s festival season!).  The Outer Sunset offers the added bonus of being one of San Francisco’s more affordable places to buy with a median sales price of $981,000…and climbing.

Excelsior, San Francisco, CA also made the top ten list for mid-sized metros, ranking seventh with a live well score of 81.3 – offering 43.1 percent quiet streets.  Excelsior is nestled just south of Interstate 280 and is east of Outer Mission, Balboa Park, and Mission Terrace.  Its great play-centric amenities include the Louis Sutter Softball Field and Playground in addition to the Philosopher’s Way trail.  Scoring high for care and essentials, this neighborhood is conveniently located near Excelsior Health Services and a multitude of daycare facilities.  Excelsior is by far one of the most reasonably priced neighborhoods in San Francisco with a median sales price of $910,000…and climbing.

If peaceful, active living with great access to exceptional care is what you are looking for in a neighborhood then San Francisco metropolitan area has ample choices for you. If you’d like to learn more about San Francisco’s micro districts, click “Browse theFrontSteps” over there in the right hand column for things we’ve said about most areas of town. Additionally, way back when, I did a Tour de San Francisco, which you might find enlightening.

You could also pick up the phone (or email/text us) and we’d be happy to show you around and find a neighborhood that is right for you. We have many from which to choose, and they’re all pretty awesome.

As for whether Trulia’s statements are accurate, that might be a cause for a new Battle Royale, which we leave up to you to discuss among friends over some tasty California Wine, paired with locally sourced cheese, and possibly oysters…or maybe Dungeness Crab (since they finally lifted the ban.)

Viva San Francisco!

Reasons We Live Here [theFrontSteps]
San Francisco Neighborhoods [theFrontSteps]
Tour de San Francisco [theFrontSteps before theFrontSteps]
Battle Royale [theFrontSteps]


Maximum Overbid Of The Week | Welcome To The Mission | Kitchen & Bath Not Included

From the Outer Richmond last week, to the heart of the Sunset this week, the Western edge of San Francisco continues to take top honors on the Overbid list.

Perhaps a little less baffling than last week’s, and also a case of clearly underpricing a property, this little gem at 2724 Ortega just fetched nearly 40% more than asking ($849,000 to $1,135,000). To be perfectly honest, it sold exactly at a reasonable price, so there is not much of a story on this one, buuuttt…

Have a look at 1315 Minna, which took second fiddle, in the oh-so hip and happening Inner Mission District..definitely a kitchen suitable for Easter Brunch, or Thanksgiving Dinner.

From $999,000 to $1,328,000…. our friends around the world are collectively shaking their heads in disbelief. As for us, it’s all too familiar.

Top 10 Maximum Overbids Of the Week | San Francisco

Address BR/BA/Units DOM List Price Sold Price Overbid
2724 Ortega Street 3/2.00/N/A 14 $849,000 $1,135,000 33.69%
1315 Minna Street 2/1.00/N/A 21 $999,000 $1,328,000 32.93%
635 38th Avenue 3/3.00/N/A 13 $1,495,000 $1,915,000 28.09%
6 Berkeley Way 4/3.50/N/A 15 $1,298,000 $1,650,000 27.12%
3392 16th Street 2/1.25/ 12 $995,000 $1,245,000 25.13%
73 Naples Street 3/2.00/N/A 12 $749,000 $927,000 23.77%
1045 Church Street 3/1.00/N/A 19 $1,799,000 $2,225,000 23.68%
1039 Treat Avenue 2/1.00/ 4 $1,099,000 $1,350,000 22.84%
2679 43rd Avenue 3/1.00/N/A 9 $749,000 $920,000 22.83%
1056 Cole Street 3/1.00/ 13 $1,095,000 $1,310,000 19.63%

For information about any of the sales you see above, about San Francisco, or our market, have a look around the site..it’s loaded with great information. Better yet, give us a shout and we’ll get you sorted.

Have a great weekend!


March Madness Starts Early In San Francisco | Overbids That Will Make You Freak

On this rainy March Friday as you sit and wonder about the world outside, what better than some jaw-dropping Overbids to rattle your mental cage.
Top of the list this week is 4027 Clement Street, a very awesome little house in the Outer Richmond with a certain “je ne sais quoi” that took it next level overbidding madness (when someone loves it, they love it), and as a result it sold for 63% over asking at $1,625,000 from a $998,000 list price…that’s $627,000 above for all of you math challenged individuals or non-residents of San Francisco that find that kind of math simply absurd (it is, really). Rumor has it 17 offers came in (that leaves 16 buyers still looking for something like this if you have something to sell), but it was that one person that just had to have it, and that’s often the case.

Speaking of buyers that “had to have it”, I thought the recent listing I just closed in Cole Valley at 179 Carl that sold for $505,000 over would at least make the top 10…alas, it didn’t even make the top 20. Chew on that for a little while…

Top 10 Overbids of the Week, San Francisco:

Address BR/BA/Units DOM List Price Sold Price Overbid
4027 Clement Street 3/2.00/N/A 8 $998,000 $1,625,000 62.83%
2055 20th Avenue 2/1.00/N/A 16 $598,888 $952,000 58.96%
3373 22nd Street 4/3.50/N/A 8 $2,450,000 $3,475,000 41.84%
1115 Rivera Street 4/2.00/N/A 7 $995,000 $1,380,000 38.69%
2234 38th Avenue 3/1.00/N/A 35 $849,000 $1,150,000 35.45%
479 Texas Street 2/2.00/1 9 $1,049,000 $1,385,000 32.03%
832 Page Street 2/1.00/ 12 $1,050,000 $1,377,500 31.19%
115 Dalewood Way 3/2.00/N/A 7 $1,195,000 $1,550,000 29.71%
2075 Sutter Street 2/2.00/215 14 $995,000 $1,275,000 28.14%
271 27th Street 2/1.00/ 7 $1,050,000 $1,300,000 23.81%

There you have it, March Madness and overbids that will make you freak. The market is cooling, for sure ;-)

Have a great weekend, we’re here to help you buy or sell when the time is right.

[Editor’s Note: Overbids are calculated on a percentage basis, not dollars over.]


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.



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.






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.

Dropping In

Maximum Overbid Of The Week | Embrace The Chaos

This home on 43rd Ave just sold $331,000 over asking, and takes this week’s top spot on the top 10 San Francisco Overbids. But let’s look deeper into what’s going on here.

You might be wondering why I chose the amazing picture of pro surfer Damien Hobgood getting burned by some random guy as this week’s featured image to go with the continually insane overbids San Francisco dishes out. Well…it’s significant in many respects (in my mind anyway, so hear me out).

1. Not only does Ocean Beach occasionally get world class surf (word is out, sorry), but it brings the pain, as does our market to many, many, many buyers continually burned by that other buyer that dropped in on them and “stole” their home. And just like waves, there will always be another home come your way, so bite your lip, regroup, focus, don’t get upset, and get the next one.

2. The Avenues are the hottest part of town right now to be selling a Single Family Home, as it is the last frontier where such a home is still attainable under $1.1M (check the stats). You can find these homes in the Outer Sunset, Outer Parkside, and if you’re lucky, the Outer Richmond districts. Miraloma Park is a hidden gem of bargain homes too, but no beach. For you out of towners, Ocean Beach is where San Francisco officially ends, and Pacific Ocean begins (the “Bay” is not). This is our “beach” neighborhood, which at some point will go back to normal programming of fog for months on end, howling onshore winds, and no hipsters cruising on their penny boards to check the surf, because it will be too damn cold and the bikinis will be all covered up.

3.Who still prices a home like this, in a location like that, at $699,000? Seriously John. Seriously.

4. This sale is $331,000 over the asking price, but really, it was underpriced by at least $100,000, so let’s hope all the marketing that goes out around it doesn’t say “I got my clients $331,000 more than they expected!” We all know it was expected to go over, and I guarantee if they only got one offer at $699,000 they never would have sold it. At 1200 square feet, or $807/psft, some might even argue it is a steal.

5. The photo caption on the Surfing Magazine article sums it up best with what people THINK is happening in San Francisco real estate, “A quick reminder that the surfer closest to the peak of the wave, or in the barrel, has the right of way. Damien Hobgood and some tech nerd“. Don’t get me wrong, that’s a great caption and it’s definitely evident in the water, but it’s not just the techies with all the cash. I’ve been telling my clients and readers this for years. There is an insane amount of money from all walks of life in this city and greater Bay Area. It’s easy to point the finger at one group and make assumptions, but I guarantee you, your assumptions about the techies and our real estate market are wrong.

And before you go blaming the techies for your lack of wave domination, or missing out on your dream home, reconsider that GoPro strapped to your board, the Uber you just took to work, that baby picture you just HAD to share on Instagram, and all the other tech channels you can’t live without whether you’ve been living here 40 years, or 4. The city is a changing. Embrace the Chaos.

[Song: Pa Lante by Ozomatli; Album: Embrace the Chaos…turn it up!]

With all of that said, the Top 10:

Address BR/BA/Units DOM List Price Sold Price Overbid
2471 43rd Avenue 2/1.00/N/A 19 $699,000 $1,030,000 47.35%
1650 Florida Street 3/1.00/ 42 $695,000 $970,000 39.57%
1099 23rd Street 1/1.50/1 20 $599,000 $801,000 33.72%
136 Seville Street 2/1.00/N/A 33 $699,000 $890,000 27.32%
2769 Union Street 3/2.00/ 13 $2,499,000 $3,130,000 25.25%
4500 California Street 2/2.00/ 38 $980,000 $1,210,000 23.47%
164 Parker Avenue 2/1.00/B 31 $995,000 $1,210,000 21.61%
681 Panorama Drive 3/2.00/N/A 28 $999,000 $1,204,000 20.52%
204 Anderson Street 2/2.00/N/A 13 $1,189,000 $1,425,500 19.89%
2270 9th Avenue 4/3.50/N/A 8 $1,795,000 $2,150,000 19.78%

Have a great weekend! Looking to buy or sell Bay Area Real Estate? Look no further, and give me a shout.

Image Source for Surfers [Surfing Magazine]

Screen Shot 2015-11-08 at 10.50.07 PM

Mission To Millennium | SF’s Top 10 Underbids of the Week

The top underbid of the week goes to an Outer Mission single family home that (dare we say) needs a bit of work. Listed for $699,000 and sold for $575,000 after 62 days on the market. According to our data from last week, single family homes continue to take up the majority of the top 10 underbid slots: 50% single family homes, 30% multi-units, and 20% condo.

As we get into the winter months, we are seeing luxury homes cooling down but affordable homes remaining competitive. One other notable Underbid is this wonderful Millennium Tower residence with million dollar water and landmark views on both sides of the Bay. Listed at $4.588M and sold for $4.18M after 122 days. Still a win, IMO.

As for the rest, here you go:

Address BR/BA/Units List Price Sold Price Underbid
2220 Cayuga Avenue 1/1/1 $699,000 $575,000 -17.74 %
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 %
18 Kronquist Court 4/2/1 $1,899,000 $1,725,000 -9.16 %
301 Mission Street #49D 2/3/2 $4,588,000 $4,180,000 -8.89 %
78 Gladys Street 3/2/0 $1,195,000 $1,100,000 -7.95 %
1437 47th Avenue 1437A 2-4 Units $1,275,000 $1,175,000 -7.84 %
2829 Pierce Street 2831 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 %
2040 Franklin Street #506 0/1/1 $575,000 $540,000 -6.09 %

As is always the case, if you have any questions about the market, your home, homes in your area, or real estate referrals around the world, I am here to help. Just give me a shout by choosing any of the “contact” options all over this site.


San Francisco Real Estate Market Mid-Year Report

Home Price Appreciation Rates; Prices, Cost & Affordability;
Dollar per Square Foot; Interest Rates; Sales Price to List Price Ratio

Bay Area Appreciation Rates since 2011
Combined House & Condo Median Sales Prices


Besides the general economic recovery, there are other factors in different counties affecting home price increases over the past 4 years: 1) the huge decline in distressed property sales in those counties severely affected during the downturn (such as Solano, Contra Costa & Alameda), 2) the dramatic surge in luxury home sales (such as in SF, San Mateo & Marin), 3) increasing luxury condo construction (SF), and 4) the effect of the high-tech boom in employment and wealth, which radiates out from San Francisco and Silicon Valley.

The higher priced counties, led by San Francisco and San Mateo, saw the largest dollar increases in median prices since 2011 – $400,000 to $500,000 – but counties rebounding from the distressed property crisis often experienced the biggest percentage jumps. The city of Oakland, benefiting from both the decline in distressed sales and being the closest, most affordable option to high San Francisco housing prices saw by far the largest percentage increase: 133%.


San Francisco Appreciation Rates by Neighborhood

Note that median prices within the city are also affected by a variety of factors beyond simple increases in fair market value.

SF House Appreciation Rates in Dollars & Percentages



We’re almost positive that we recommended that everyone buy at least one median-priced Pacific Heights mansion in 2011 at the bargain-basement price of $3,225,000. If you had followed this (imaginary) advice, your home would have appreciated by $2.77 million. However, on a pure return on investment basis, you would have done better to snap up a few median-priced houses in the Mission, which appreciated by an incredible 143%. It should be noted that both of these neighborhoods have comparatively few house sales as compared to, say, the Sunset or Bernal Heights. Low supply is often one factor in high appreciation rates.

SF Condo Appreciation Rates in Dollars & Percentages



For condos, Russian Hill led the way in dollar median price appreciation and Yerba Buena was tops in percentage price increase since the bottom of the market in 2011.

Over the past 4 years, houses have appreciated a bit more than condos in the city, 81% to 73%, and that is probably due to the fact that houses are becoming the scarcer commodity: While thousands of new condos are now being built each year, new house construction can usually be counted on 2 or 3 hands.

For prevailing SF median house and condo prices, our interactive map of neighborhood values can be found here:SF Neighborhood Home-Price Map


Average Dollar per Square Foot Values
by San Francisco Neighborhood



Increasing average dollar per square foot values have been breaking records in neighborhoods throughout San Francisco for the last 2 years. Some of the surge in condo values is explained by the many recently built luxury condo projects – which have been selling at premium dollar per square foot prices – that have been sprouting up around the city.


San Francisco Luxury Home Sales


Sales of higher-end houses and condos have been soaring in the city and hit by far their highest number ever in the second quarter. Big jumps in expensive home sales are an important factor behind increases in the overall median sales price.


Appreciation, Cost & Affordability

Short-Term Median Price Appreciation (since 2012)


Long-Term Median Price Appreciation (since 1993)


Inflation & Interested Rate-Adjusted Housing Cost (since 1993)


The short-term and long-term appreciation charts above are self-explanatory. The Home Cost Trends chart reflects a very approximate calculation of monthly home payment costs (principal, interest, property tax and insurance) adjusted for inflation – i.e. in 1993 dollars – using annual median house sales prices, average annual 30-year interest rates, and assuming a 20% downpayment. The average annual compounding CPI inflation rate fluctuated, but averaged approximately 2.4% over the period, and average annual mortgage rates fluctuated from 8.4% to 3.7% (see chart further below), which had a huge impact on financing costs.

Adjusting for inflation and interest rate changes means that though the median sales price is now far above that of 2007, the monthly housing cost is still a little bit below then. This isn’t a perfect apples-to-apples comparison because it doesn’t take into account that the amount of the 20% downpayment increased significantly over the time period. Still, since ongoing cost is typically an important factor for homebuyers (at least those getting financing), this affords another angle on our market.


Mortgage Interest Rate Trends


Over the last 4 years, the big decline in interest rates has largely subsidized the increase in home prices.


Price Reductions, Sales Prices to List Prices,
and Days on Market


In the 2nd quarter, the vast majority of SF home sales sold without prior price reductions; these sold very quickly, at an astounding average of 14.5% over the original list price – clear indications of a white-hot market. For the past 4 years, spring has been by far the most frenzied selling season of the year, and the market usually cools in summer.

There you have it.

Recent Transactions [Alexander Clark]


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.]

Master Bedroom at rear of property

“You Understand the Modern Buyer, Who Can Do Their Own Research and Come Prepared”

A great testimonial from two very happy selling clients.

Hi Alex,

Thanks again for the great work on the sale of our Outer Sunset Condo.

We really never expected to get even close to the price you were able to achieve for us.

When we decided to move in Nov 2012, the Outer Sunset was trailing the rest of the city and we were told by an SF realtor friend to expect under $600K for our place.

So to come in at over $800K two years later feels phenomenal.

We don’t think it was luck at all. Having read your newsletter for many years — I got hooked when you used to do profiles of the micro-neighborhoods of San Francisco, which were great — I knew that you loved San Francisco and know San Francisco buyers. I felt that you understand the modern buyer who can do their own research and come prepared, yet has limited time and is used to working through texts, emails and on-line. So when we were coming up on 2 years after moving, we knew it was time to sell and I knew that I wanted to give you a try.

From our first contact the experience has not disappointed. You have been prompt and responsive and treated us and our condo as a top priority throughout. We started the process in May and from the beginning we established a timeline and expectations. May was the perfect time to start for a sale in mid-September with a close in mid-Oct.

You went to work on our place immediately, engaging Gigi Park and getting us estimates and a timeline for the required work prior to sale. You walked us through the entire process and based on your advice we negotiated an early move-out for our tenant. We knew that there was deferred maintenance going into the project, and spent the money to bring the place into top form. Over the summer you would check in periodically to make sure everything was on track, and as the work progressed our timeline unfolded exactly as expected.

Due to the early move out we were able to market the property in mid-September which was an optimal time. With the work completed, Katrina’s staging really showed off the beauty of the location and the rooms. The brochure was beautiful and it was thrilling to see our place featured in your newsletter. Tom kept track of the Zillow hits — over 2000 views and over 25 favorites!

Offer day we were happy with the offers and then ecstatic. Adding to our comfort level was knowing that the offer we chose was from a couple who worked with an agent and mortgage broker with whom you have close ties. It helped us believe that the deal would really go through and that we were dealing with high integrity buyers who would love our home as we had.

The close went smoothly and we knew if we had questions you were just a text or a call or an email away throughout.

Thanks again!

–KT and Tom

(See Tom’s comments below)

To add to what Katy says, I’d like to note that since we used Alex for his knowledge and skill regarding our sale, we followed all of his advice. We staged, painted, repaired and replaced fixtures as he advised and didn’t try to quibble with, or shortcut his guidance.

Congratulations again guys! Thanks for the great testimonial. So glad it worked out on such an extraordinary level. Keep in touch and let’s get you moved back to the City! Go Giants!

Gorgeous Sunset Flat

SOLD! 1582 48th Ave | Outer Sunset Top Floor Condo By Ocean Beach Gets $226,000 Over Asking

To say we knocked it out of the park on this sale would be an understatement. Transaction details below:

As much as I love doing a stellar job for the sellers I represent, it honestly pains me when we set a new high water mark for San Francisco real estate sales, because it makes it that much harder for the next buyers out there trying to buy the next property that comes along.

Listed at $589,000, we received 8 offers, 3 of which were over $800,000, and we just closed yesterday for $815,000. That’s $226,000 over asking for a condo in the Outer Sunset. Put another way, 38.37% over list price. When we had received an offer at $750,000, we thought that was going to be the best. Alas, it was not. We could have actually sold this property an hour after it hit MLS, but we declined the offer, and I pushed for an offer date. It paid dividends. The sellers are thrilled, as are the winning buyers, the the SF-Marin Food Bank will be getting a check from me shortly, and I got a bottle of Johnnie Walker Blue Label out of this deal. Suuuweet! Thanks John!

This fabulous top floor condominium in the oh-so popular Outer Sunset is one block from the Ocean, two blocks from Judah street shops/restaurants/N-Judah, and a few blocks from Golden Gate Park. This is an outdoor lover’s dream. The home features an open floor plan with living/dining area including a wood burning fireplace, partial views to the Ocean, kitchen with bar counter opening to dining area, in unit W&D, Master Bedroom with ensuite Bathroom, Central Vacuum, SxS parking, TONS of extra storage, and shared yard. Property was recently painted, has a new fence, and new carpet in common area. It’s an amazing property and we marketed it at an amazing price, not really knowing where it would sell.

If you have a property in San Francisco, and you’d like me to help you sell it, I have a great team and we’ll get it done just like we did on this, and many of the other transactions I’ve orchestrated in and around San Francisco.

Are you a buyer curious about the Outer Sunset? I know the area very, very well. I can help you. For a taster, check out this post by Refinery 29: What To Do In Outer Sunset (Slideshow)

1582 48th Ave @ Lawton
List Price: $589,000
Sold Price: $815,000
10 days on the Market

Outer Sunset: Hip By The Beach [SF Examiner]
Some of my recent transaction [theFrontSteps – Alexander Clark]
How I “give back” with each transaction [theFrontSteps]