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

Maximum Overbid of the Week | West Portal 2 Bed Gets 42% Above Asking

We can talk about under-pricing all day long, but the fact is buyers keep taking prices higher and higher, and the last time I checked, inventory remains crazy low. Open house traffic to pretty much any single family home in the city remains brisk (borderline mob scene), and condos in great locations are just about the same, so a major tide swing in our market still remains only a topic of speculation, and definitely not reality.

So here you go…the Top 10 Overbids for San Francisco:

Address BR/BA/Units DOM List Price Sold Price Overbid
89 Forest Side Avenue 2/1.00/N/A 22 $1,168,000 $1,656,000 41.78%
2583 45th Avenue 3/1.00/N/A 12 $949,000 $1,330,000 40.15%
2082 36th Avenue 3/2.00/N/A 8 $1,100,000 $1,430,000 30.00%
4779 18th Street 4881 2-4 Units 14 $995,000 $1,250,000 25.63%
38 Bitting 3/2.00/N/A 5 $849,000 $1,050,000 23.67%
1001 Pine Street 0/1.00/1212 20 $499,000 $605,000 21.24%
40 Nadell Court 4/2.00/N/A 16 $849,900 $999,000 17.54%
3324 Scott Street 3326 2-4 Units 0 $3,000,000 $3,500,000 16.67%
2479 Diamond Street 5/3.00/N/A 122 $1,799,000 $2,025,000 12.56%
190 8th Avenue N/A/N/A/7 17 $2,850,000 $3,165,000 11.05%

Definitely a couple stunners on that list, and many that are no surprise (at least to me).

Have a great weekend! Pray for more snow. That last storm was a total tease.

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Three Hundred Forty Seven Square Feet 4 Four Hundred Sixty Five Thousand

Ever wondered what $465,000 gets you in San Francisco? It gets you this…a 347 square foot studio in South Beach:


That’s $1340 per square foot in case you were wondering.

Happy Hump Day – you’re almost there.

201 Harrison St #108, sold $465,000 [The Goods]
…Loving the hand sketched floorplan.

$682,000 Over Asking in the Outer Sunset to End the Year

You thought I was going to let you finish out the year without one final Overbid stunner, didn’t you? I actually tried, but then it didn’t snow (Supreme Leader says it’s cold, so Global Warming is not a real thing), so I was left with a choice of skiing man-made ice, or sit down and share these jaw-dropping overbids with you. I chose the latter, if that tells you anything about the quality of skiing up around Tahoe these days. Pray for snow!

Anyhow…It’s important to note, many of these homes hit the market at what is traditionally the slowest time of year for San Francisco real estate, the Holidays, yet still had enough interest to drive the price to the moon. Case in point, the #1 Overbid at 1623 43rd Ave, listing for $998,000 (some would argue a bit low), but selling for a staggering $1,680,000! Forget about the overbid amount, and focus on the final sales price…that’s damn near $1.7M for a basic Outer Sunset home…the Sunset…the place nobody ever wanted to be, and now it’s the hottest neighborhood in the city. Maybe all these hipster surfers are on to something. ;-)

So you’re thinking this property is just a one-off…not so. Look at the #2 Overbid at 840 Kansas, a fixer in Potrero Hill selling for $1,629,000…or 49% above their list price.

Before any of you nay-sayers spending too much time “plugged in” to other sites get all bent out of shape about us Realtors constantly touting overbids, stop for a minute and look at the underlying price per square foot on both of those sales $1153/sqft in the Outer Sunset and $1398/sqft in Potrero Hill.

Since this is my last post of 2017, let me dig a little deeper into those numbers for you. My quick calculations and MLS sales search shows in all of 2016, there was exactly one sale in the Outer Sunset over $1.6M, the average sales price was $1,095,578, and the average price per square foot was $801. Fast forward to the same search for 2017, there are seven sales over $1.6M, average sales price is now $1,229,376, and the average price per square foot is now $902. That is just single family home sales for the Outer Sunset. If you want Potrero Hill numbers, you’ll have to contact me. I’m going surfing right now.

Here are the top 10 Overbids to finish out 2017…

Address BR/BA/Units DOM List Price Sold Price Overbid
1623 43rd Avenue 3/2.00/N/A 13 $998,000 $1,680,000 68.34%
840 Kansas Street 2/1.00/N/A 22 $1,095,000 $1,629,000 48.77%
131 Peru Avenue 3/2.00/N/A 13 $749,000 $1,105,000 47.53%
253 Sussex Street 2/1.00/N/A 11 $899,000 $1,300,000 44.61%
355 Winding Way 3/1.00/N/A 47 $828,000 $1,063,000 28.38%
260 King Street 1/1.50/657 15 $720,000 $900,777 25.11%
108 Sagamore Street 110 2/1.25/N/A 40 $819,000 $1,005,000 22.71%
251 De Long Street 2/1.00/N/A 12 $699,000 $788,000 12.73%
150 Saturn Street 3/2.00/ 11 $1,499,000 $1,675,000 11.74%
5160 Diamond Heights Boulevard 1/1.00/307C 35 $650,000 $725,000 11.54%

As always, the rest of this great data (Overbids, Underbids, Recent Sales, New Listings, and more) can be found on The Goods.

I wish all of you a safe and Happy New Year! Here’s to 2018, tons of snow, and me helping ALL of you sell your SF properties so you can take the cash, retire, and live your dreams.

Ciao, au-revoir, adios, auf wiedersehen 2017! See you all next year.

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 | 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 | 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!

Some Epic San Francisco Homes Still Without Buyers

As you know, I put a lot of attention on the Overbids, as they are truly jaw dropping and it’s amazing they just keep happening all over the City for the better part of a decade. But something that often goes under the radar is a little something I used to call Stalefish, but now refer to as the 30+ club…properties on the market 30 days or more.

This is for you buyers that think everything that hits MLS is gone two weeks later, so don’t even bother checking back. Not true. Many a property you would think goes in a flash, sometimes sits and begs for a buyer just like you.

Take for example, 4261 23rd Street in Noe Valley:

a complete, down to the studs home renovation, including new foundation and seismic upgrades, and designed by renowned architects Dumican Mosey…still on the market after 31 days (an eternity in San Francisco). Priced at $3,795,000 that price is getting more negotiable by the day. Might be worth a second, or maybe first look.

Have a look also at 125 25th Ave:

You’ve seen this house, tucked off the street on 25th Ave just before you get to El Camino Del Mar, right on the edge of Sea Cliff. Originally built in 1916 as a carriage house, and now on the market for the first time in 40 years, this home may have come across your radar, then vanished…alas, it’s still sending a signal and that signal is “make me an offer”…now 59 days on the market.

How about one more? If you’ve ever been to Russian Hill, had to endlessly circle the blocks and look for parking, you’ve surely seen this building:

As luck would have it, this home, the Livermore Polk House II “is a magnificent four bedroom home designed by Willis Polk with exquisite Mission/Spanish Colonial Revival architectural details and gracious timelessness in every room.” A rare home indeed, and (unless MLS is not accurate) 147 days on the market.

All of these homes are easy to search and track on my page of The Goods, called 30+*. You can filter the page by clicking “Filters” to the left of the search bar, and search for all of the same properties I peruse every day.

If you find something you like, you can easily share it with your friends, get their opinions, go see it, the whole 9 yards. There are deals to be found, and there are usually many, many homes on the list you would have already expected to be sold. Check it out, and contact me if you have any questions.

Happy Monday to everyone. What a glorious San Francisco weekend that was, and continues to be for many of you fortunate enough to not be working today. My thoughts and well-wishes go out to all of those in Napa/Sonoma battling the fires. As for us San Franciscans wondering when our air will clear, according to the multitude of wind sites and apps I check daily, we should have some onshore flow this afternoon to blow it out…but then winds clock back around from the N/NE this evening, so expect smoke back in the City tonight and tomorrow morning.

*Are you a real estate agent wondering how to get this same information to your sphere? Here’s how: http://thegoods-sf.com (new version coming soon).

The Goods 30+ Club

[Data of 30+ properties is deemed accurate, but not guaranteed. Information pulled for SFAR MLS and subject to agent input, which means if the agent hasn’t updated the MLS, that information is not sent to us.]

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]