Posted by insidesfre on December 24, 2009
Thanks for reading my blog this year, and for your comments, emails, and calls. I’m looking forward to a busy 2010, with plenty to blog about in the new year.
I’ll be on a holiday hiatus until January 4th. Best wishes for a happy and healthy New Year!
Posted in Uncategorized | Leave a Comment »
Posted by insidesfre on December 22, 2009
Last sold for $1.4M in November 2004, 151 Alice B. Toklas Place #702 closed escrow last week for $1,330,000.
The 2300-square foot, 2BR/2.5BA unit with two parking spaces is located in one of my favorite buildings, and was designed by noted architect Stanley Saitowitz. Unit 702 is the product of two units joined together, and has 13-foot ceilings, panoramic views, and great natural light.
There are two master suites that have “disappearing” pocket doors (see above photo). And the unit was used in the Keanu Reeves/Charlize Theron film “Sweet November” back in 2001.
#702 was initially listed back in March 2009 for $1.8M, and saw a series of price reductions that led to the final $1,330,000 sales price. So the seller did take a hit in price. But given the limited number of buyers who can afford a loan on a $1M+ property these days, all parties should be quite satisfied.
Posted in Downtown, North End of Town | Tagged: marquee lofts, van ness | Leave a Comment »
Posted by insidesfre on December 21, 2009
What kind of properties come on the market the week before Christmas? A handful across several neighborhoods in San Francisco have appeared in search of buyers since late last week. Here are my picks for the decent ones that seem worth writing an offer for before you leave town:
Hot on the heels of its similar neighbor at 155 Stillings that garnered 13 offers earlier this month, 79 Melrose in Miraloma Park is an 806-square foot 2BR/1BA single-family home. It has a two-car garage and a remodeled kitchen (though a preliminary check doesn’t show any permits for the remodel). List price: $699,000.
3571 Pierce is in a sweet Marina location at Beach. The 2BR/1BA condo also has the expected sunroom in its floor plan, as well as one-car tandem parking, a fireplace, and formal dining room. HOAs are $160/mo. List price: $985,000.
3453 18th Street at Valencia is in the heart of the most desirable part of the Mission. This newly converted, top-floor condo in a two-unit building has 2BR/1BA and a remodeled kitchen, with an “additional bedroom/artist’s studio and half bath” on the ground level. This space is about 250 square feet and is being suggested for an in-law or au pair unit that could possibly generate income. There’s also one-car, tandem parking and HOA dues are $150/mo. List price: $799,000.
Posted in Miraloma/West Portal, Mission/Potrero, North End of Town | Tagged: marina, miraloma park, mission | Leave a Comment »
Posted by insidesfre on December 18, 2009
Here’s a roundup of some current condos that have excellent Walk Scores:
1835 Franklin, #1103
Pacific Heights
List Price: $825,000
2BR/2BA
Sq ft: 1400
HOAs: $1,165/mo
Walk Score: 100
If you can get past the $1,135 per month HOA fees, 1835 Franklin could work for you. This 45-unit building is right at Franklin and Sacramento. There’s a master suite, and views. The seller has agreed to pay the HOA dues for one year.
155 Central
The Haight
List Price: $799,000
3BR/1BA
Sq ft: 1660
HOAs: $303/mo
Leased pkg only/$330/mo
Walk Score: 94
Fresh off a $50,000 price reduction, 155 Central is awaiting its Santa Claus. This is a big Victorian condo in a nice Haight location, and the unit has great period detail. The seller has agreed to pay six months’ worth of parking.
9-11 Tracy
Telegraph Hill
List Prices: $799,000 (top); $749,000 (lower)
2BR/2BA, each unit
HOAs: $150/mo
2-car pkg, each unit
Walk Score: 98
These condos are smack dab in the middle of Telegraph Hill/North Beach, on a small street. The building was just condo converted, and is located behind Molinari’s Deli. For those who want to fall out their door and into one of San Francisco’s most coveted ‘hoods, 9-11 Tracy fits the bill. Prior to its condo conversion, the building was on the market earlier this year under a 9-11 Kenneth Rexroth address for $1,650,000.
Posted in Haight/NoPa, North End of Town, Walk Score Winners | Tagged: haight, Pacific Heights, telegraph hill, Walk Score | Leave a Comment »
Posted by insidesfre on December 16, 2009
The 32-unit development with a 98 Walk Score that fronts Hayes, Grove and Linden in the heart of Hayes Valley & its adjacent cultural playground is now officially known as LindenHayes. Floor plans and other details are online now.
The five-story building will feature one-, two-, and three-bedroom unit configurations with air conditioning and an elevator. Sternberg Benjamin Architects designed the project (they’re also behind developments like 3949 Sacramento, 798 Stanyan and Beulah and The Coliseum on Clement) and the look will be crisp, Euro-contemporary.
Finishes are high end, including cabinets by Studio Becker; Bertazoni ranges; Fisher Paykel refrigerators, and Brazilian hardwood floors. Residences will also be pre-wired for computer/entertainment needs.
Grove Cafe will be the commercial tenant, and I’m expecting that presence to really tie in the neighborhood. Locationwise, you’re in walking distance of pretty much everything, including public transportation, restaurants and the Opera, Symphony, and Asian Art Museum.
Pricing is still to be set, but occupancy is expected by February 2010. Agent-accompanied, hard hat tours are available now for serious buyers—give me a call and I’ll get you in anytime between 9:00-4:00PM, M-F.
Posted in Hayes Valley, New Developments | Tagged: Hayes Valley, lindenhayes | 2 Comments »
Posted by insidesfre on December 15, 2009
Does that kitchen scream $2M+ house? 3224-3224A Market first came on the market in April, thinking it was. The 3BR/2BA heavily Victorian home also had a rear studio cottage. List price was $2,450,000.
The incremental price reductions started in June. After five reductions throughout the year, the sale closed last week for $1,675,000.
Are the buyers getting a deal? I’m thinking this is a unique property that was priced way too high to begin with. The property is a bit of an oasis, and the cottage is cute:
So if you see a property you and your agent think is unrealistically priced—and you like it—take a shot. Sellers may be much more open to being flexible, especially at this time of year.
Posted in North End of Town | Tagged: castro, upper market, victorian | Leave a Comment »
Posted by insidesfre on December 14, 2009
Looking for a 4BR/3.5BA single-family home that’s been extensively remodeled? 5735 California may do the trick.
Holiday pocket listings can also be called “future January listings,” as it’s likely that if the sellers can’t find an off-market buyer, the property will be popped into the MLS in January. So here’s your chance to potentially get a good, quiet deal.
5735 California’s asking price is roughly $1.7-$1.8M. It’s detached on all sides, has a professionally landscaped yard, and has sun and media rooms.
The property is located between 19th and 20th Avenues, and is a block from Clement Street. It is located next to a church, and California can be a bit busy. But I think the property is priced accordingly. It was last sold for $1,595,000 in 2002.
Posted in North End of Town, Pocket Listings | Tagged: lake district | Leave a Comment »
Posted by insidesfre on December 11, 2009
Hate that new monster home across the street from you that never should’ve gotten the thumbs up? Now’s your chance to speak up.
The Planning Department acknowledges a perceived public lack of trust in its discretionary review (DR) process that ultimately approves, rejects and modifies proposed building projects. As part of its improvement efforts, the Department is currently seeking addresses of projects that have been approved and/or built which did not resonate well with the public. The Department wants to analyze these projects in the context of DR reform.
This is your chance to speak up! If you’re aware of a project wherein you believe the DR process failed, please send the site address (and, if possible, the permit number or DR case number) to Elizabeth Watty (elizabeth.watty@sfgov.org/415.558.6620) by January 24, 2010. The Department’s goal is to analyze these projects in time for the next hearing on the subject that will take place on Febuary 22nd.
Posted in Homeowner Tips, SF Tidbits | Tagged: planning department | Leave a Comment »
Posted by insidesfre on December 10, 2009
Once the site of the Palm Broker nursery, the new development called Nove is taking shape on the 1100 block of Guerrero on the Noe/Mission border are getting closer to coming on the market.
The development will encompass the three two-unit buildings above that front Guerrero, as well as three single-family homes on Ames, which is directly behind Guerrero. No word on unit configurations yet, but sources say pricing will clock in at around $850 per square foot.
This is an excellent location for buyers who want to walk to everything, including BART, Muni, Valencia corridor and the heart of Noe Valley on 24th Street. I’ve lived in the neighborhood for more than a decade, and can attest to the convenience factor.
Posted in Mission/Potrero, New Developments, Noe/Eureka Valley | Tagged: luxury condo, mission, new development, noe valley | 1 Comment »
Posted by insidesfre on December 10, 2009
Someone with the energy to remodel 822 Alvarado purchased the single-family home right before Thanksgiving for $1,035,000—$160,000 less than its initial asking price.
The 3BR/2BA home on the desirable 800 block of Alvarado had a nice exterior, belying the somewhat odd floorplan within. The main level featured two bedrooms, a bathroom and the living/dining rooms, plus a woodsy, ’70s kitchen with shiny flooring reminiscent of a department store. A steep staircase led to two bedrooms upstairs (with no bathroom), and there was a bathroom and creepy room on the garage level.
The sellers brought the home on the market back in July for $1,195,000, which seemed like the price you’d pay if you had a nice kitchen and at least a bathroom on the upper level. A buyer was in contract over the summer, but the deal fell through and the property came back on $1,075,000. When I toured the home, my sense was that it was worth around $1M, with the idea that you’d do at least a couple hundred thousand dollars’ worth of work.
Posted in Noe/Eureka Valley | Tagged: alvarado, noe valley | Leave a Comment »
