Inside San Francisco Real Estate

Trends, tips & insights on San Francisco Real Estate

Archive for the ‘Mission/Potrero’ Category

Neighborhoods in San Francisco with the Best Weather

Posted by insidesfre on July 21, 2010

If you’re new to San Francisco, then it’s important to be aware that our city has a variety of microclimates. One minute you can be driving around with the top down, sweating, and the next you’re turning on the seat warmers. If you’re considering purchasing a home here and are particularly weather sensitive, it’s important to know which neighborhoods tend to have the most favorable climates.

Of course, San Francisco has citywide fog and wind no matter where you go. But some areas have longer periods of time during a given day when the sun shines and the wind is at a minimum. So here’s a quick rundown:

Bernal Heights. Make a good garden space a priority in Bernal, because you’ll be able to spend a lot of time enjoying it. And the Cortland retail strip is usually pretty hoppin’ because you can wander in and out of the shops and restaurants and not have to keep zipping and unzipping your jacket.

The Mission and Mission Dolores. Bernal’s neighbor is the Mission, which also shares in the weather fun. The nice part about the Mission is that there are scattered restaurant and shops throughout the neighborhood, and you can bike or walk pretty easily. If your commute involves walking to BART at either 16th/24th and Mission, your morning and evening strolls will probably not find you confronting driving winds.

Noe Valley. I live in the part of Noe that’s defined as “Upper Noe”—the area bordered by Guerrero, Cesar Chavez, 30th Street, and up as far as Diamond. For the most part, you can avoid the high winds in Noe, but it does depend on how into the “valley” part you are. Most days when I walk my dogs in the late afternoon, I’m wearing sunglasses and have a light jacket on. However, up there in Diamond Heights, the fog hangs thick. And when I drive down, say, Clipper, from Portola in the Twin Peaks area, I typically experience a transition from no sun and heavy fog to sun. There’s a notable difference every time.

South Beach. Located right off The Bay, South Beach is blessed with lots of sun most of the time. This is conducive to a very desirable, urban lifestyle that involves walks to the Ferry Building, runs along the Embarcadero, and Giants games.

South of Market. The blocks are long in SoMa, but that’s okay because if you’re running, biking or walking, you’re not being blown into traffic. The neighborhood is always developing, and it’s definitely the most urban area in this list. But having good weather is key to enjoying those shared rooftop decks that pervade SoMa living.

Mission Bay. This is the newest area in San Francisco, and it’s still developing. Amenities like Mission Creek Park, the ballpark, and outdoor dining at places like Kelly’s Mission Rock are all available. What I like about Mission Bay is that developers are making sure to take advantage of the on-the-Bay setting by incorporating as many deeded outdoor spaces as they can—and roof decks.

Potrero Hill and Dogpatch. Potrero is a well-established neighborhood offering a mix of residential and industrial properties, and Dogpatch (a.k.a. the Central Waterfront) has truly been transformed over the past decade into a hub for local businesses, restaurants, wine bars and the like. The new T Muni line connects Dogpatch to downtown, and the freeways are extremely convenient to access.

Posted in Bernal/Excelsior, Mission/Potrero, Noe/Eureka Valley, SoMa/S. Beach/M. Bay | Tagged: | Leave a Comment »

Open House Spotlight: Vibrant Vic on Valencia

Posted by insidesfre on July 16, 2010

If you’re passing through the Valencia corridor in the Mission this weekend and want to check out a really cool Victorian, I recommend stopping in at the purple house at 945 Valencia.

The 3BR/1.5BA single-family home is about 2,000 square feet and is listed at $1,199,000. It features a three-car garage, nice garden, and very spacious rooms. The home last sold for $630,000 in 2002, and the current owners appear to have done some major foundation upgrades and a kitchen/bath remodel. This house is great for buyers who need a lot of square footage and who want to be in the thick of it all in the hip Mission district. Open Sat 7/17 from 2:00-4:00 and on Sunday 7/18 from 1:30-4:30. Stop in after brunch at Boogaloos.

Posted in Mission/Potrero | Tagged: , | Leave a Comment »

Mission Flat Won’t Leave You at Loss for Wacked Ice Cream

Posted by insidesfre on July 6, 2010

I checked out 2741 Harrison on tour last week and really liked it for those buyers looking for a spacious condo in a fairly central part of the Mission. And the best part: You’re about half a block down from adventurous ice cream shop Humphry Slocombe, famous for its bizarre flavors like government cheese, boccalone prosciutto and pink grapefruit tarragon (among many others).

But back to the property. The entire building was purchased as two units for $1,050,000 in 2004, and was subsequently condo converted. The lower 2BR/2BA unit was sold in July 2009 for $725,000 and now the top unit is available. 2741 Harrison is a 3BR/1.5BA flat with large rooms, a remodeled kitchen, a sunroom, and rear stairs that lead to a shared garden. List price is $725,000. There’s no garage, but the BART station is about six blocks away, and two ZipCar stations are nearby on 24th Street. I’d definitely recommend this flat to buyers who want some room, great weather, and close proximity to the shops/restaurants on the 24th Street corridor. Walk Score is 95.

Posted in Mission/Potrero | Tagged: , , | 2 Comments »

What You Can Get For: $1M

Posted by insidesfre on June 29, 2010

There’s a wide variety of properties in San Francisco, and we take a look today at three very different homes at the $1M price point:


3569 Pierce
Marina
List Price: $995,000
2BR/1BA, 1575 sq ft
1-car pkg
HOA dues: $250/mo
This first-floor condo in a two-unit building has a gourmet kitchen, wood-burning fireplace, formal dining room and hardwood floors. There’s also a shared, landscaped garden. Location is prime Marina, close to Marina Green and the Chestnut Street retail area.


65 Borica Street
Ingleside Terrace
List Price: $998,000
4BR/2BA, 1719 sq ft
2-car parking
Fully detached and built in 1923, this Spanish-Mediterranean single-family home has a Mayan fireplace, formal dining room, spacious kitchen with a garden view, and rear decks. The price was reduced in mid May from $1,129,000 to the current $998,000 list price.


472-474 Pennsylvania
Potrero Hill
List Price: $995,000
Two units
2-car pkg
Consider this two-unit building that will be delivered vacant. There are two 2BR/1BAs, a terraced yard, and two-car side-by-side parking. Good Potrero location, in walking distance of both Potrero shops and restaurants, as well as the Dogpatch cafes and restaurants (and about five blocks away from the Muni line that runs up & down Third Street). You’re a little close to 280 here, but how much that will bother you is a personal choice. This is a good option for someone with a decent down payment who wants to owner occupy one unit and rent out the other. Or, go in with a friend and keep your costs manageable.

Posted in Miraloma/West Portal, Mission/Potrero, North End of Town, What You Get For... | Tagged: , , , | Leave a Comment »

A Little Bird Told Me About a Really Cool House in the Mission

Posted by insidesfre on June 14, 2010

If you’e looking for a nicely done 3BR home in a hopelessly hip location, 30 Bird Street may be for you. Located on a little stretch of street off Dearborn, 30 Bird sits on a corner lot and has a wood-burning fireplace, formal dining room, excellent kitchen and south-facing garden. Two bedrooms on the main level, master suite on the garden level. Here are the chef’s kitchen and master suite:

I’d say this one won’t be around too long. Contrast it with, say, the 3BR/2BA modern condo on 22nd Street and South Van Ness that just closed escrow for $1,025,000, and I’d say 30 Bird is a good deal.

Posted in Mission/Potrero | Tagged: , | Leave a Comment »

Dolores Mansions Search for Deep-Pocketed, Hip Buyers

Posted by insidesfre on June 2, 2010

It’s not often that two grand-scale properties come on the market along Dolores. But the holiday weekend really ushered them in. First up is the 5BR/3.5BA residence at 1148 Dolores:

This one is on my dog-walking route when I’m feeling ambitious and want to walk straight up the hill along Dolores. I’ve admired it for a while, and was thrilled to see it come on the market. The Mediterranean-style manse clocks in at 3,250 square feet, and also has a garden studio (located on 14 Jersey). Of special note, according to the listing agents, Italian craftsmen were brought over to complete the house at the time of its construction. So you have custom plaster work and tile work, and a very unique aesthetic quality.

I’m digging the garden:

But I’m not hot on the master bath, “periodic” as it may be:

There are buyers out there who would love all the 1930s details, pink bath and all. Hopefully they’ll have $3M worth of purchasing power, ’cause that’s the list price.

And further north is the return of 601 Dolores:

You know this one—the “castle on the park” that was on the market throughout 2009 listed at $9,950,000. It’s a single-family home converted from a church, located directly across from Dolores Park. The 3BR/2.5BA property was not previously staged, but now they’ve brought in some furniture so you can figure out where the heck to put everything:

The price has come down to a much more affordable $7,490,000. For that you get a living room with soaring, hand-painted ceilings (with seven chandeliers) as well as stained-glass windows. The main level has a chef ‘s kitchen, large formal dining room, two fireplaces, marble bath and yes, a stage. So if you’re a rock star who hasn’t quite warmed to the Warfield condos, think about 601 Dolores. You’d be right across the street from all the action at the park.

Posted in Mission/Potrero, Noe/Eureka Valley | Tagged: , | Leave a Comment »

Mission a Magnet for Tech Workers—and Rising Home Values

Posted by insidesfre on May 28, 2010

The Wall Street Journal ran a great article yesterday on the Mission’s popularity among San Francisco tech workers.

Facebook employees apparently congregate in Mission Dolores Park and in all the nearby bars, and shuttle 75 workers from the Mission to Palo Alto headquarters daily. And startups like Small Batch, Posterous and CrowdFlower have set up shop in the neighborhood. Reporters Cari Tuna and Stu Woo also mention the rising prices in the Mission, saying that while median home values in the district and citywide fell about 20% in the latest recession, values in the area have actually risen 4% since April 2009. No small feat.

Indeed, a look at the pricing trend in the 94110 zip code (which encompasses the Mission, Bernal Heights and even a small part of Noe Valley) shows a definite upward trend for condos (but less so for single-family homes):

Are we approaching another tech boom? This is starting to feel like deja vu.

Posted in Market Snapshots, Mission/Potrero | Tagged: , | Leave a Comment »

Just Sold: 555 Bartlett #412

Posted by insidesfre on May 7, 2010

My clients and I have the distinction of being the first to close on a condo at 555 Bartlett, the excellent new development project in the Mission. The photo above is the courtyard, which will let all the residents enjoy the great weather in the neighborhood.

There are approximately 40 units in contract (with ten going into contract last week, largely due to the tax credit incentive)—so there are 24 condos left. Units come with parking and list prices currently range from the $400,000s to the low $700,000s.

Posted in Mission/Potrero | Tagged: , | Leave a Comment »

House vs Condo in Potrero: Texas Throwdown

Posted by insidesfre on May 6, 2010

Two new properties in roughly the same price range came on the market this week on Texas in Potrero, and they’re leading me to post this question: Which would you prefer?

In one corner is the above condo property at 311 Texas—2BR/1BA, top floor, views from nearly every room, a large deeded deck, unfinished attic and parking. List price is $819,000.

In the other corner is the single-family home at 558 Texas, which currently has no recent photos posted with the listing. But here’s what it looked like in 2000, when it sold for $575,000:

This is a 2BR/1BA Victorian with an updated kitchen/bath, garden, two decks, a bonus bedroom/bath down and one-car garage. List price is $799,000.

So which would you prefer–the fancier view condo, or the house that would let you live without being involved with your downstairs neighbors?

Posted in Mission/Potrero | Tagged: | Leave a Comment »

Mission Dolores Mega Home Returns to Market

Posted by insidesfre on April 9, 2010

The last time I tried to get in to see 48 Linda on broker tour in July 2008, the home had already been sold (for $2,205,000) before there was time to cancel the tour. There was nothing to do except walk back up the narrow street to my car and move to the next property.

Flash forward to April 2010, and 48 Linda is again on the market—this time for $2,249,000. Billed as a “4BR family home,” the property has 3,000 square feet, two-car parking, a minimalist fireplace, and nice finishes throughout:

For those doubters who think a family wouldn’t choose to take up residence in the heart of the Mission, I beg to differ. There is a contingent of young, wealthy and hip parents out there that would love to tote their kids to Tartine, appear at 5:00 to eat a family dinner at Farina, or quiet down a crying child with sea salt caramel ice cream at BiRite. Sure, it’s an urban area, but the house does have four bedrooms upstairs, a playroom downstairs, and I’m guessing it has a pretty kick-ass security system.

Posted in Mission/Potrero | Tagged: , , | Leave a Comment »