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October 25, 2010

SF Smackdown: Glen Park House vs. Noe Condo

When you’re looking for a three-bedroom home in a central San Francisco neighborhood for under $1M, the options aren’t vast. But I found two properties that I think are worth considering. The question is: What do you value—the privacy of a standalone house, more space, urban or lower-key locale?

In one corner is 84 Lippard:

I saw this 3BR/2BA, 1,224-square foot single-family home when it was on the market three years ago (listed at $849,000, sold then for $910,000). It’s listed at $875,000 now, which tells you a bit about the market for smaller homes in Glen Park right now. There are two bedrooms and one bath on the main floor, with a nice master suite downstairs that leads out to the yard. I recall being able to hear Bosworth traffic in the yard, given the close proximity to that street. But this home has nice 1920s details such as crown moldings. You’re 2.5 blocks from the heart of Glen Park Village, and about three blocks to the Glen Park BART station. 280 access is very easy. For recreation, you can bring the dogs or the kids to Glen Canyon Park, just down Chenery.

In the other corner is 1103 Guerrero at 23rd Street:

Located in a three-unit building that includes a commercial space currently housing a dry cleaners, 1103 Guerrero is a 3BR/2BA, 1,632-square foot condo with great period details. There’s a huge bay window with fireplace, nicely updated eat-in kitchen, dining room with fireplace and a nice rear deck. Listed at $895,000, the unit includes one-car parking. You’re ridiculously close to pretty much everything in the area, including the BART/Muni station at 24th & Mission; both 101 and 280; and every kind of restaurant you can think of. Guerrero is a little busy, as it’s four lanes of traffic. But that didn’t seem to hurt the Nove condo sales, which happened pretty quickly.

Which home would you prefer? Make sure to let me know in the Comments section!

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