Archive for the ‘North End of Town’ Category
Posted by insidesfre on July 28, 2010
It’s literally been years that the owners of 46 Culebra Terrace in Russian Hill have been attempting to sell the property. On and off the market since 2006, the 3BR/2.5BA home with the somewhat challenging floor plan hit the market most recently in January for $2,395,000, and was down to $1,995,000 earlier this month.
That price did the trick (and then some), and the sale closed late last week for $1.9M. Years of market chasing may do the trick, but isn’t it easier to just price a property at what the market will bear?
Posted in North End of Town | Tagged: 46 culebra terrace | Leave a Comment »
Posted by insidesfre on July 19, 2010
One is a multi-million dollar 5BR home in a gated enclave in Presidio Heights, the other is a sub-$1M house on the edge of Bernal Heights that could use updating. Two worlds collided last week when these respective sales were reported—good examples of price flexibility in today’s market.
28 Presidio Terrace, above, was initially listed at $5,395,000. The home had 6,500+ square feet, an elevator to all floors, a pool table room and a park-like setting. By June, the price had been reduced to $4.6M. Final all-cash selling price: $4.4M. (Reported price was $4,287,000, but the buyer’s agent apparently waived commission. But that’s a whole other story.)
On the other end of town is 44 Crescent:
The 2BR/2BA south Bernal home was listed in April for a whoppin’ $849,000, and was down to a more palatable $749,000 earlier this month. Final price? $660,000.
So buyers, if you like a property out there that may seem way beyond your budget—stick with it. You never know what’s possible. And sellers, best strategy is to price your house realistically. It’ll cut to the chase more quickly and you can move on.
Posted in Bernal/Excelsior, North End of Town | Tagged: presidio terrace, south Bernal | 2 Comments »
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: ingleside terrace, marina, Potrero Hill, spanish mediterranean | Leave a Comment »
Posted by insidesfre on June 16, 2010
I came across what I thought were two good deals yesterday on broker tour, both on the same block of Leavenworth between Green and Vallejo in Russian Hill.
Let me start by saying that I’ve been contacted recently by at least two potential buyers who are looking for condos with exclusive-use outdoor space. And those types of properties are not that easy to find. Most of the time, condo gardens or roof decks are shared.The patio above belongs to 1835 Leavenworth #1. You access this huge patio through either of the bedrooms located at the rear of the flat. (There’s also a second, smaller deck on the front of the building.) The building was constructed in 1987, so it doesn’t have that period charm that’s prevalent in Russian Hill. But you do have a reasonable floor plan, with the living/dining/kitchen areas up front, and a hallway leading to the bedrooms and baths. Tax records show around 1,550 square feet. There’s a fireplace, a spacious master suite, one-car side by side parking and an in-unit washer/dryer. HOA dues are $208.33 (very low), and there are only two other units in the building. List price is $1,195,000.
If I sound a little sales-y on this one, it’s because I think it’s a pretty good deal. The lowest-priced 3BR in the area was at 1438 Green, which sold for $1,385,000 in February. And that didn’t have deeded outdoor space (but it had big views).
We move on down the hill to 1845 Leavenworth #203:
This 2BR/1BA, top-floor unit has about 1,173 square feet and comes with one-car parking. It also has nice city views, period detail, and a bonus room off the kitchen. There are also high ceilings and hardwood floors. List price is $819,000; only two other 2BR condos have sold for less than this price since September, and neither had parking.
Posted in Good Deals, North End of Town | Tagged: leavenworth, russian hill | Leave a Comment »
Posted by insidesfre on June 15, 2010
It was five years ago that Fillmore Street between Vallejo and Green was transformed into a ski jump competition for thousands of spectators. That unique, historical event apparently isn’t adding any appeal to the 4BR/3.5BA Victorian for sale at 2846 Fillmore, located on that very block.
The home hit the market in mid May for $3,475,000 and was generally received well in the agent community. However, no buyers stepped forward and the price was just reduced at the end of last week. It now has a $3,249,000 list price.
This could be less about the “product”—though the house is located on a very steep slope and is a little busy, and it’s not “done, done, done,” as some agents like to say—than a statement on the $2M+ market. Fillmore has some competition among the dozen other single-family homes listed between $2M-$4M in the Pac Heights, Cow Hollow, and other neighboring areas.
Posted in North End of Town | Tagged: fillmore street, icer air | 3 Comments »
Posted by insidesfre on June 9, 2010
How’d you like to look at this view every day? My clients will be, as they just purchased a 1BR/1BA at 2230 Pacific #303.
Listed at $649,000, the home had multiple offers within the first week of coming on the market. And it’s no wonder—the unit in this very charming art deco building is spacious, has a great floor plan, and is in a prime Pacific Heights location.
Posted in North End of Town | Tagged: Pacific Heights, art deco | Leave a Comment »
Posted by insidesfre on May 14, 2010
No, it’s not a bush for sale over at 175 29th Avenue in Sea Cliff. It’s a 6BR/6BA single-family home listed for $3.3M. But you have to go there to see the exterior, because that bush isn’t going to give you any leeway.
The home has a media room, nice period detail and two-car parking. The seller added a three-story rear addition (I’m not sure when, as there aren’t any permits showing up online). There are very spacious and grand rooms, and a couple of decks.
Open Sunday, 2:00-4:00. Stop in after you roll off the beach.
Posted in North End of Town | Tagged: Sea Cliff | Leave a Comment »
Posted by insidesfre on May 11, 2010
The 6BR home at 1900 Pierce in Lower Pacific Heights just had a significant price reduction. It was $2,998,000 a month ago, but the sellers have just sweetened the deal with a new $2,595,000 list price. That’s a $403,000 savings!
The house has a great presence, with 4600 square feet across three levels. There are four bedrooms on the upper floor, which is nice. The kitchen could probably use a modern touch, but there’s a cute garden and two-car parking. Walk Score is 98. Somebody step up to the plate.
Posted in North End of Town | Tagged: Lower Pacific heights, queen anne victorian | Leave a Comment »
Posted by insidesfre on April 30, 2010
It’s not easy to find a house for less than, say, $1.5M in Russian Hill. But the 2BR/2BA, 1920s Marina-style home at 15 North View is listed at $1,379,000.
Located on a cul-de-sac off Bay Street, the home has nice period details, including mahogany floors and coved ceilings. There’s also a limestone fireplace hearth and a kitchen with Brazilian White Persa granite. Throw in a two-car garage and landscaped garden, and you’re set.
I particularly like the spacious bedrooms. Here’s one now:
Take a walk over to the waterfront, stop in for a sundae at Ghirardelli Square, and pop in to the open house on Sunday from 2:30-4:30.
Posted in North End of Town | Leave a Comment »
Posted by insidesfre on April 6, 2010
The sale at 2342 Broadway last week rounded out the first quarter of 2010 on a very high notes for the luxury San Francisco housing market. Listed at the end of January for $14M, the home closed escrow for $13.5M, after only 38 days.
A total of 73 single-family homes sold in the first quarter for more than $1.5M, with the average being $2,532,827. Broadway was the most expensive house sold, but two others sold for more than $5M.
And condos fared pretty well, too, despite this property category’s general drop in value over the past year. A total of 18 condos sold for more than $1.5M, at an average of $1,891,667. The most expensive unit sold was #511 at 200 Brannan, a 3BR/3.5BA, 3,380-square foot unit with two-car parking that traded hands for $3.2M in an all-cash transaction.
Posted in Market Snapshots, North End of Town, SoMa/S. Beach/M. Bay | Tagged: 200 brannan, broadway, luxury market | Leave a Comment »
It’s literally been years that the owners of 46 Culebra Terrace in Russian Hill have been attempting to sell the property. On and off the market since 2006, the 3BR/2.5BA home with the somewhat challenging floor plan hit the market most recently in January for $2,395,000, and was down to $1,995,000 earlier this month.
