Posted by insidesfre on July 14, 2010
So if you don’t want to walk the seven blocks to Ocean Beach from 40 Rivera, go downstairs and jump in your very own pool. You can swim endless laps in this device.
The 3BR/2BA home listed at $799,000 also has a legal master suite downstairs, and a great garden:
The home was last sold for $785,000 in 2007, so the list price is taking market depreciation into account to a certain extent. I personally think this home is priced very well for what you’re getting.
Posted in Sunset/Parkside | Tagged: ocean beach | Leave a Comment »
Posted by insidesfre on June 10, 2010
The Sunset and Parkside districts have been neck and neck over the past couple months in terms of sold and in contract/pending properties. The Sunset has seen 30 single-family homes sell since May 1st, for an average of $742,097; the Parkside is close behind with 29 homes sold at an average of $739,923. And 30 Sunset homes have gone into contract since the beginning of May, while the Parkside saw 28 homes ratify.
No surprises here. Many single-family home buyers are in this price range. But another thing these two neighborhoods have in common is the available inventory count. There are 49 homes on the market in the Sunset, and 51 in the Parkside. And that’s pointing to some slowing market action (orange=Sunset, black=Parkside):
This market action index above answers the question: “How’s the market?” It’s the result of measuring the current rate of sale against the amount of inventory available. In the case of the Sunset and Parkside areas, there may suddenly be too few buyers for the amount of homes available.
Word to sellers: Make sure you price your homes competitively, and that they show well.
Posted in Market Snapshots, Sunset/Parkside | Tagged: market action index | Leave a Comment »
Posted by insidesfre on May 18, 2010
I’ve been enjoying the “median price” series of On the Block blog posts, so I thought I’d create a San Francisco version.
The median price for the 273 single-family homes sold since April 1st is $775,000. And there are 281 houses currently listed for up to that price. Here are three of them, ripe for the picking:
The first is a 2BR/1BA with an unwarranted studio in-law at 2122 47th Avenue. I sold a house in this Outer Parkside neighborhood last year that was two blocks from this property, and I can vouch for the excellent beach and park proximity. The home appears to be in nice condition, and is listed at what I believe is a very reasonable $628,000 price. It’s been on the market for about two weeks.
We move on to 1351 Plymouth,a 2BR/1BA 1920s home in Westwood Park listed at $685,000. There’s a sunroom, living room with fireplace, and a bonus room/bath down. You’re very close to Ocean Avenue and BART/Muni stations, and the house has an 88 Walk Score. There have been two price reductions since the property came on the market at $728,000 in mid March.
I blogged about 271 Nevada when it first came on the market back in February:
The one-bedroom cottage is very appealing, but it’s less than 1,000 square feet, which may explain why there is a limited buyer pool. The sellers came on at $749,000 and haven’t moved to reduce the price. But this is probably because they paid $790,000 in 2007 and may not be able to afford to sell for less than their list price. There’s a lot of that going on these days.
Posted in Bernal/Excelsior, Market Snapshots, Miraloma/West Portal, Sunset/Parkside | Tagged: outer parkside, Bernal Heights, westwood park, median price san francisco | Leave a Comment »
Posted by insidesfre on February 5, 2010
Wait, what year is this? If the recent sale situation over at 119 Clearfield in the Lakeshore neighborhood is any indication, we’re back in 2002.
The 3BR/1BA single-family home at Clearfield and Ocean was a total fixer:
Listed at $689,000 in mid January, 119 Clearfield garnered a whopping 33 offers and is reportedly in contract at more than $800,000. Given the sales activity in Lakeshore of similarly sized homes, the numbers don’t quite add up when it comes to paying $800,000+ for a fixer. The closest comp is at 106 Clearfield—a nicely done, 3BR/3BA property that sold in October 2009 for $910,000. And the average price for a 3BR home in the neighborhood? $862,750. Let’s hope the Clearfield buyers plan to live in their home for a long time to come.
Posted in Sunset/Parkside | Tagged: fixers, lake shore | Leave a Comment »
Posted by insidesfre on November 30, 2009
I stopped by 1327 7th Avenue last week during my broker tour. This is a newly renovated property featuring eight residential units and a commercial space in a front building, and three townhomes in the rear, with a courtyard in between. There’s an elevator in the front building, and parking is underground.
I was quite impressed with the property (though the bedrooms are on the small side; the king-size bed crowd should stay away). And I was into the idea of the “design that echoes Europe’s terraced cottages.” Prices start at around $1,175,000 for #11, a 2BR/2BA, 1272-sq foot corner unit. I actually liked this unit a lot, due to the numerous windows and outlooks: 
List prices top out at $1,395,000 for the two-level, 3BR/2BA, 1631-sq foot unit with two private patios and vaulted ceilings. (The listing office had received an offer on this unit at the time of my visit.) The three townhomes at the rear of the lot in a separate building are priced at around $1,225,000. They feature living/dining/kitchen areas on the main level, and bedrooms upstairs. Downside is that your main living level looks right out onto the courtyard, which doesn’t offer much privacy.
HOA dues are between $500-$600 per month.
So far, one unit in the front building and the commercial unit are in contract. Not bad for only being on the market a couple weeks. It’s a bit of a challenge to find accurate comparable sales; for example, the most expensive condo in the Inner Sunset that sold this year was on 8th Avenue at Kirkham—a remodeled, Marina-style, 2BR/1BA with sunroom and two-car parking that sold in February for $850,000. And in terms of single-family homes, you could’ve bought 1530 8th at Lawton for $1,225,000. This was a remodeled, 1600-sq foot, Arts & Crafts-style 3BR/2.5BA with two-car parking.
With 1327 7th Avenue, you’re got top-notch finishes and presentation, as well as a wildly convenient locale. These properties fall between a condo and a single-family home, and they’re ready to go. So you don’t have to worry about having to install a new roof, take care of termite work, or upgrade to copper plumbing (which is not the case when it comes to those old Edwardians, right?).
Posted in New Developments, Sunset/Parkside | Tagged: euro style, Inner Sunset, townhomes, tudor | Leave a Comment »
Posted by insidesfre on October 30, 2009
I came across Zillow’s Trick or Treat housing index yesterday, and found its picks for Best Trick or Treat Neighborhoods to be very amusing.
You can’t argue with the winners: Presidio Heights, Noe Valley, Richmond, Haight, and Sunset. But I’ll also nominate Cole Valley (have you ever seen Belvedere Street in action on Halloween?!) and Potrero Hill.
So readers, what neighborhoods do you nominate for the best Halloween spirit? Comments, please! And have a fun and safe Halloween, everyone!
Posted in Haight/NoPa, Home Buyer Tips, Homeowner Tips, Mission/Potrero, Noe/Eureka Valley, North End of Town, Richmond, SF Tidbits, Sunset/Parkside | Tagged: halloween | Leave a Comment »
Posted by insidesfre on September 9, 2009
It’s always a crap shoot when it comes to surveying what’s available across a certain price point, given the individual nature of San Francisco’s many neighborhoods. This time around, we take a look at three single-family homes listed between $995-$999,000.
First off, we have 1383 8th Avenue, between Irving and Judah in the Inner Sunset:
Last sold in April 2004 for $999,000, this 3BR/1.5BA home offers 1800 square feet and two-car parking. There’s also a remodeled kitchen and lovely garden.
Now over to Noe Valley, where 1514 Diamond has just come on the market:
This mid-century baby at Duncan Street features 2BR/1BA across 1,050 square feet. The kitchen is also remodeled, and the garage is huge, accommodating three cars. (This is because no one created an unwarranted room down, which knocks out parking.) You get city views from the living/dining areas, and the rear patio.
We complete our trio with 933 Wisconsin in Potrero Hill:
This home was last sold in June 2005 for $985,000 and was built in 1923. There are 3BRs/2BAs all on the same level, a remodeled kitchen, and a bonus room with a full bath down. One-car parking and a killer garden round out the mix. Biggest drawback to this property is that it’s just down the road from the housing projects.
Which would you take? Let me know–click on Leave a Comment below and share your thoughts. No signing in necessary!
Posted in Mission/Potrero, Noe/Eureka Valley, Sunset/Parkside, What You Get For... | Tagged: Inner Sunset, noe valley, Potrero Hill | 3 Comments »
Posted by insidesfre on July 27, 2009
The 3BR/2BA, top-floor condo at 1215 17th Avenue #3 in the Sunset is steps from Golden Gate Park. It came on the market at the end of May for $799,000, was reduced to $759,000 and then withdrawn very briefly. The property is now staged and listed at $749,000.
For the space (1275 square feet), floorplan, and location, I think 1215 17th Avenue #3 is a good deal. Toss in a walk-out deck, spacious dining area, three sizable bedrooms, a wood-burning fireplace, low $250 HOA dues, and proximity to the heart of the Sunset’s Irving Street hub and Muni. You have yourself a nice little lifestyle going—if you ask me—in a contemporary building that doesn’t need any work.
Posted in Good Deals, Sunset/Parkside | Tagged: Sunset | Leave a Comment »
Posted by insidesfre on July 23, 2009
My 3BR/1BA listing in the Outer Parkside sold on Wednesday for $673,500. List price was $668,000, and we received a total of four offers.
Good news for buyers out there: The new owners of 45th Avenue came in with 3% down and obtained an FHA loan. The transaction went through without a hitch. This is the second sale I’ve closed over the past several months that involved an FHA loan. I haven’t encountered problems yet, despite what you’d think in the current economy.
Posted in FHA, Sunset/Parkside | Tagged: FHA, FHA loan, outer parkside, parkside | Leave a Comment »
Posted by insidesfre on June 5, 2009
Allow me to direct your attention to one of the better values in the market: My new listing at 2074 45th Avenue at Quintara.
This 3BR/1BA home has 1214 square feet, and the third, legal bedroom is accessed internally (you don’t have to go through the garage to get to it). There’s also a fabulous garden that my clients have lovingly maintained in the seven years they’ve lived here. I think this home is a great place for those with active lifestyles who need reasonable commute access to downtown, and proximity to beach trails and Golden Gate Park.
We’ll be open this Sunday from 1:00-4:00, so stop in. I’ll be there!
Posted in Sunset/Parkside | Tagged: outer parkside, parkside | Leave a Comment »
