SOLD | 662 46th Ave | Outer Richmond / Sutro Heights | $1,825,000

Perhaps you just walked by the house and saw the SOLD sign suddenly out front, or perhaps you just noticed a recent “comp” sale on MLS that many of you knew nothing about (except my awesome readers, of course). Well I’m pleased to report the incredible off market sale of a home in my neighborhood from some amazing sellers to an incredibly down to Earth and cool buyer. Congratulations to everyone involved.

662 46th Ave @ Sutro Heights Ave / Balboa
Price: $1,825,000
Sold Off Market in 7 Days
2 bed
2 bath (1 unwarranted)
Approx 1450 Sqft
Built 1931
30’x120′ lot
Detached South Side
Large unwarranted room downstairs
1 car parking
Large East facing yard with Fruit trees (Apple, Cherry, Lemon, and blueberry bush)
Beautiful Hardwood floors
Large Living Room w/ Arched Ceiling
Period Details throughout
Fireplace
Open (Updated) Kitchen
Split Bath upstairs
Bonus (atrium) space off of kitchen
Partial Ocean Views
Excellent Outer Richmond Location
Disclosure package available soon, including Pest/Contractor
Offer date will be determined after tomorrow/weekend showings.

p.s. I do not have any photos, floorplans, or statements to share.

Exclusively listed by:
Alexander Clark
Keller Williams Luxury Realty International
theFrontSteps.com
alexclark@gmail.com
415-254-5351
DRE#01339386
For more information, a private tour, or to chat about your property, you can contact me via the info above, or try the contact form below.

…and in case you’re wondering about the outdoor lifestyle out this way, check this writer’s “3 Best Trails In and Around the Outer Richmond

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

SOLD! | 1720-24 Larkin | Russian Hill Multi-Unit | $5,200,000

When in doubt, write an offer, tie it up, do your research, and hopefully it all turns out. That’s how we got this amazing development opportunity at 1720 Larkin, in Russian Hill, and how we got it WAY below asking. Originally listed “off market” for $6,200,000, I threw this out to a few developers I know, most of whom assumed it was over-priced, and had no potential.


Their loss…we originally submitted a “low-ball” offer just to begin the dialogue, and to our surprise, the sellers didn’t simply tell us to get lost. After a couple verbal rounds of negotiating, we put our intentions in writing, got a counter, countered them, and got in contract with 30 days to figure out what we could do with this beast, if anything, and if we could get a loan. As it turns out…one can do a lot, and our lender agreed!

So stay tuned for the transformation, and relish with me in the fact that we got this property WAY below list price, fought our way through lender headaches, and just closed for $5,200,000 (listed on MLS for $5,500,000, which you’ll note is different than the off market $6.2M list price).

Congratulations to my clients (the buyers) and to all of the sellers. Thank you also to the listing agents who stuck with us, and didn’t lose their sh*t when we kept having to delay the close. I promised we’d get there, and we did.

Onward!

San Francisco Real Estate December 2017 Market Report

…and just like that, another year gone.

As for the month to month market shifts, the November San Francisco real estate market moved along pretty much as expected, with continued low inventory and the majority of properties selling above list price. Condo prices hit an all-time high of $1,230,000.

The proposed tax changes are very likely to affect future buyer behavior as they lose purchasing power with the loss of full deductibility of state income taxes and property taxes. That loss of purchasing power will likely dampen sales price increases. Stay tuned…

Single Family Homes:
November’s median sales price eased off a bit from October’s all-time high of $1,588,000, down to $1,500,000. However, prices are still up 10.7% compared to last year.

While new listings typically fall off in November, this year’s were exceptionally low at just 112, 19% fewer than last November. The number of new listings on the market year-to-date is down 5% from 2016 while the number of sales is up 4.2%. Inventory remains very low at a 1.4 months supply, the lowest level since December 2016.

The incredibly tight supply coupled with strong demand kept the level of overbids high as well, staying at 115%, much higher than last November’s 107%. Eighty one percent (81%) of single family homes sold above the list price.

Condo/Loft/TIC’s:

As mentioned above, the median sold price hit an all-time high in November. On a three-month rolling average, the median sold price is up 7.7% compared to last year.

Inventory is down 23% from October and 19% compared to November, 2016. Like single family homes, the number of Condo/Loft/TIC listings are down year-to-date compared to 2016, by 5.6%, while sales are up 3.2%.

Fifty nine percent (59%) of condo/loft/TIC listings sold above list price, down from 67% in October and 64% last November. The median overbid was 102%, the same as last November.

There you have it…now visuals:

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SOLD! | 875 La Playa #179 | Outer Richmond / Ocean Beach | $860,000

Thanks to stellar photography, lightning fast painters, and top notch staging, we were able to get this property on the market in a matter of two weeks, get six offers, all over list price, and set a new high water mark sales price for this building. Congratulations to everyone involved, and thank you for a smooth transaction.

Whether you’re looking for a starter home, Pacific Ocean view pied-a-terre, or simply an Ocean Beach property for the right price, 875 La Playa unit 179 is just the ticket.


Situated on the ground floor and just steps from Ocean Beach, this wonderful Outer Richmond residence features an open living/kitchen/dining area, spacious bedrooms, en-suite bathrooms, updated kitchen with stainless appliances and granite countertops, a patio with direct access to the common area/courtyard, a private balcony accessed from the living area and guest room…oh…and VIEWS! Views, views, views. On a clear day you can see the Farallon Islands, and on any given day you can watch ships sail in and out of the bay, whales breaching, dolphins playing in the surf, fishermen, dog walkers, runners, cyclists, surfers, and all of the wonderful things living by the beach affords.

In addition to the well maintained unit with breathtaking views, you also get parking for one car in a large underground garage, a private storage facility, and gym, art, and woodworking rooms.

This home is walking distance to the bustling Balboa Corridor Shops and Restaurants (Have you tried Miki or Shanghai Dumpling King? What about Chino’s?), but it’s also a stone’s throw from: Land’s End hiking trails; the ruins of Sutro Baths; Sutro Park; Cliff House & Beach Chalet Restaurants; Lincoln & Golden Gate Park golf courses; Beach Chalet Soccer Fields; Golden Gate Park; Safeway; and so much more. The location of this property also makes for an easy commute to the South via the Great Highway, East via 5 Fulton, 38 Geary, and 31 Balboa Muni Buses, as well as proximity to the Golden Gate Bridge and points north. If you want to go West, you’ll need a boat.

It’s just a matter of time before the Outer Richmond really gets “discovered” so get in while the gettin’s good.

Property Details:
List Price: $779,000
SOLD: $860,000
1306 Square Feet (per tax Records)
2 Bedrooms
2 Bathrooms (both en-suite)
1 Car Parking
1 Storage Unit
Updated Kitchen
Updated Bathrooms
Open Living/Dining/Kitchen
Patio
Private Balcony
Pacific Ocean Views
In Unit Washer & Dryer
HOA dues $733.34 per month (water, garbage, outside management, on-site manager, maintenance, repairs, building insurance, reserves)
Common Areas (Gym, bike storage, BBQ area, woodworking and art rooms)
Close to Public transportation

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

1% of my commission from this sale will be donated to environmental non-profits fighting the epic fight of saving our environment.

For Sale | 875 La Playa Unit 179 | Outer Richmond / Ocean Beach | $779,000

Whether you’re looking for a starter home, Pacific Ocean view pied-a-terre, or simply an Ocean Beach property for the right price, 875 La Playa unit 179 is just the ticket.


Situated on the ground floor and just steps from Ocean Beach, this wonderful Outer Richmond residence features an open living/kitchen/dining area, spacious bedrooms, en-suite bathrooms, updated kitchen with stainless appliances and granite countertops, a patio with direct access to the common area/courtyard, a private balcony accessed from the living area and guest room…oh…and VIEWS! Views, views, views. On a clear day you can see the Farallon Islands, and on any given day you can watch ships sail in and out of the bay, whales breaching, dolphins playing in the surf, fishermen, dog walkers, runners, cyclists, surfers, and all of the wonderful things living by the beach affords.

In addition to the well maintained unit with breathtaking views, you also get parking for one car in a large underground garage, a private storage facility, and gym, art, and woodworking rooms.

This home is walking distance to the bustling Balboa Corridor Shops and Restaurants (Have you tried Miki or Shanghai Dumpling King? What about Chino’s?), but it’s also a stone’s throw from: Land’s End hiking trails; the ruins of Sutro Baths; Sutro Park; Cliff House & Beach Chalet Restaurants; Lincoln & Golden Gate Park golf courses; Beach Chalet Soccer Fields; Golden Gate Park; Safeway; and so much more. The location of this property also makes for an easy commute to the South via the Great Highway, East via 5 Fulton, 38 Geary, and 31 Balboa Muni Buses, as well as proximity to the Golden Gate Bridge and points north. If you want to go West, you’ll need a boat.

It’s just a matter of time before the Outer Richmond really gets “discovered” so get in while the gettin’s good.

Property Details:
List Price: $779,000
1306 Square Feet (per tax Records)
2 Bedrooms
2 Bathrooms (both en-suite)
1 Car Parking
1 Storage Unit
Updated Kitchen
Updated Bathrooms
Open Living/Dining/Kitchen
Patio
Private Balcony
Pacific Ocean Views
In Unit Washer & Dryer
HOA dues $733.34 per month (water, garbage, outside management, on-site manager, maintenance, repairs, building insurance, reserves)
Common Areas (Gym, bike storage, BBQ area, woodworking and art rooms)
Close to Public transportation

Showing Schedule:
By Appointment only
Sunday Open House 2-4pm

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

SOLD | 1143-45 Jackson | It’s a Good Story…

I had the pleasure of representing some repeat clients on their purchase of this well located and highly sought after two unit property at 1143-45 Jackson for $2,150,000. We had to go to battle, for sure, but in the end we beat out 11 other buyers (including one higher) to seal the deal. The story on this is very interesting…


My clients really wanted this property, despite having just recently (2 weeks prior) purchased another property in the neighborhood. Listed for $1,688,000, it was anybody’s guess where 1143-45 Jackson would go, so we guessed $1,850,000 as our original offer (cash, 7 day close, no contingencies) would “get us a seat at the table”. Well…it almost got us kicked out of the club as we were the LOWEST of 11! Laughable, but not laughable. Many agents would stop there. Not me.

I practically begged to be involved in a multiple counter, and advised the listing agents we could go higher, but simply didn’t know where to begin. So we got the counter from sellers at $2,150,000…and it was ours, because we had excellent terms and a well put together offer package. BUT! We countered at $2,125,000, which was a risky move and could backfire. It backfired. The sellers said they were accepting a higher offer than ours, because we didn’t go where we needed to go. We were devastated.

Then we got the call…the other buyer was M.I.A., and so we could again have the property at $2,150,000 if we could get it signed within 30 minutes. While cooking Salmon on the barbecue, and managing my starving children, I was able to sit down to Docusign (our electronic signature system) between grill checks, some flames, and occasional shouts of “the fish is on fire dad!” to get the counter sent to my buyer, signed, and back to the seller within 10 minutes. Fish off the grill. White wine and milk poured. Napkins in laps. Mahlzeit.

They put the other buyer in “backup” position, in case we faltered. We closed 7 days later.

That’s probably more story than you needed to hear, but that’s how you get it done for your buyers in this market.

Congratulations!

SOLD | 1673 8th Ave | Inner Sunset / Windsor Terrace | $2,465,000

Congratulations to my wonderful client on the successful acquisition of this amazing historical San Francisco home in the coveted Windsor Terrace area of town.

This home has it all: 4 bedrooms; 3.5 bathrooms; large garage for 2 cars; 2779 square feet; charm and period details galore.

It was yet another hard fought multiple offer situation, but in the end, it was the letter to the seller that got the job done.

I am super happy for you, and greatly appreciate your business and trust!

1673 8th Ave, $2,465,000 [theGoods Property Detail Page]
Buyers look to their Childrens’ Art & Writing Sills to get offers accepted [theFrontSteps]

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.