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June 29, 2012

Are the TICs at 226 27th in Noe Valley for You?


Whenever a gaggle of new units hits the Noe Valley market offering 2BRs in the $400,000-$500,000 range, I start receiving inquiring emails from various prospective home buyers. I explain to everyone that the units are tenancy-in-common (TIC) interests, and then am usually asked to explain how TICs are different from condos. From there, I’m either scheduling a showing or being told that TICs are not an option.

So I thought I’d cut to the chase and write a public service blog post that will help any buyers out there who are curious about the TICs at 226 27th Street in Noe Valley. I viewed four of the units this week on broker tour, and have also been watching the former apartment building being renovated over the past several months.

226 27th Street is a ten-unit TIC building originally constructed in 1963. There are one-, two-, and three-bedrooms available, and all have covered independent or tandem parking spaces. Prices range from the high $300,000s for the 1BRs, to the high $400,000s for 2BRs and into the $600,000s for the 3BRs. Monthly HOAs are in the $385-$578 range. There are in-unit washer/dryers and a small yard for a common area.

Here are shots of a typical kitchen and bedroom in the building:

Nothing fancy, but decent space. The living/dining areas are fairly small, as are some of the bedrooms. The proposition here is reasonable space in a convenient location, half a block from the J Church and about a ten-minute walk to the BART 24th & Mission station. There are also many restaurants and shops nearby. (I live around the block, so I can personally attest to that fact.)

Obviously, the prices are much lower than the typical condo prices in the neighborhood. But it’s important to have a full understanding of the ownership and loan details for TICs. Give me shout at if you’d like to chat.

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