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February 27, 2023

Here’s The Latest Bernal Heights Microhood Update: February 2023


Volume and overbidding have dipped significantly in Bernal Heights over the past few months, as they have across San Francisco. But I’m betting the Spring market will turn things around for Bernal and all its microhoods.

As my regular readers know, I created the Bernal Heights microhoods way back in 2014 to help prospective buyers and sellers get a more refined sense for single-family home values in the neighborhood’s distinct geographical areas. Bernal is one of the most popular areas in the city for buyers seeking a house near a solid retail corridor, with walkable streets and proximity to freeways. Most people who stumble upon Bernal are pleasantly surprised to find a tight-knit community and an overall cool vibe.

It’s time for an update on how those microhoods are faring. The median price for a house in Bernal at the moment is $1.5M, and it’s been a mixed bag over the past few months with respect to properties selling above and under asking.

Here’s how all the microhoods stacked up from October 2022 – February 15, 2023 (click on each pic to enlarge, red dots represent homes sold):

1. Northwest Slope
Single-Family Home Median Price: $1,750,000
Most Expensive: 327 Winfield (3BR/2BA | $2,400,000)
Least Expensive: 108 Cortland (2BR/1BA | $725,000)
# Homes Sold: 7
# Overbids Above 20%: 0
1 Northwest Slope Microhood
Only two homes on the Northwest Slope sold for above $2M over the past few months. Despite the lack of aggressive overbidding, there were a few instances of homes trading for well above asking. One interesting property was the modernist structure at 316 Prospect, which had big views and a legal one-bedroom unit. Listed for $1,495,000, the sale closed for $1,750,000. Why I like the Northwest Slope: Tree-lined streets, proximity to Mission Street restaurants and transit. Favorite spot: Pinhole Coffee.

2. North of Cortland
Single-Family Home Median Price: $1,987,500
Most Expensive: 495 Chapman (4BR/3BA | $2,400,000)
Least Expensive: 218 Anderson (2BR/1BA| $1,165,000)
# Homes Sold: 6
# Overbids Above 20%:  22 North of Cortland Microhood
North of Cortland saw a few key sales that boosted neighborhood values, with buyers substantially overbidding on half of the homes sold. The most expensive home sold in this microhood was another blocky, modern building. Completed in 2019, 495 Chapman had a view deck and a home gym and closed for $95,000 under the $2,495,000 list price. Why I like North of Cortland: It’s smack in the middle of Bernal Hill and the heart of Cortland Avenue. Favorite spot: Bernal Beast.

3. Precita Park 
Single-Family Home Median Price: $1,280,000
Most Expensive: 67 Mullen (3BR/2.5BA | $2,500,000)
Least Expensive: 1645 Florida (3BR/2BA | $1,143,000)
# Homes Sold: 3
# Overbids Above 20%: 1
3 Precita Park Microhood
Precita Park was extremely light on closed sales over the past few months, which might explain the competitive situation at 67 Mullen. The renovated Victorian was listed for $1,789,000 and sold for 40% over list price. One thing I can say about the Spring prospects for this microhood is that values for nicely done homes will be selling for well above that $1,280,000 median price. Why I like Precita Park: Great place to bring dogs and kids alike. Favorite spot: Precita Park Cafe and Grill.

4. East Slope
Single-Family Home Median Price: $1,500,000
Most Expensive: 48 Peralta (3BR/3BA | $2,430,000)
Least Expensive: 4 Wright (4BR/2BA | $820,000)
# Homes Sold: 7
# Overbids Above 20%: 0
4 East Slope
The East Slope had a surprisingly robust showing, with three homes selling for more than $2M. I thought the remodeled mid-century home at 88 Bernal Heights Blvd was a decent deal; the 3BR/2BA home was initially listed for $1,750,000, but closed 67 days later for $1,430,000. Why I like the East Slope: Low-key, community feel and Matt Nathanson lives here. Favorite spot: Barebottle Brewing Company.

5. Southeast Slope
Single-Family Home Median Price: $1,333,000
Most Expensive: 1 Putnam (3BR/2.5BA | $1,495,000)
Least Expensive: 206 Nevada (2BR/1.5BA | $1,210,000)
# Homes Sold: 3
# Overbids Above 20%: 2

5 Southeast Slope
Though the Southeast Slope didn’t slay when it came to volume, it’s worth noting that two of the three sales closed for 20% or more over asking. The 1940s house at the corner of Putnam and Cortland finally sold after 126 days on the market for well under the original $1,695,000 list price.  And the quirky home at 205 Nevada—complete with a spiral staircase in the living room leading to an attic bedroom—sold for just over $200,000 above its $995,000 list price. Why I like the Southeast Slope: It’s more affordable than some of the other microhoods, but you can still walk over to Cortland. Favorite spot: Tompkins Stairs

6. South of Cortland
Single-Family Home Median Price: $1,617,500
Most Expensive: 100 Tompkins (3BR/3BA | $2,120,000)
Least Expensive: 3905 Folsom (2BR/1BA | $1,150,000)
# Homes Sold: 6
# Overbids Above 20%: 1
6 South of Cortland
South of Cortland’s median price has ticked up over the past few years, with buyers desiring the microhood’s central location and proximity to the heart of Cortland Avenue’s retail corridor. That being said, four of the seven homes sold traded for under list price. I think that may be because half of them were located farther south of Cortland, which can be a deterrent when you’re walking home after dinner. But the charming, 700 square foot home at 3905 Folsom located one block from Cortland managed to attract nine offers in January when it was listed for $899,000 and sold for $1,150,000. Why I like South of Cortland: It’s directly south of the heart of Cortland Avenue. Favorite spot: The Bernal public library branch.

7. Holly and St. Mary’s Parks
Single-Family Home Median Price: $1,325,000
Most Expensive: 126 Park (3BR/3BA| $1,975,000)
Least Expensive: 131 Newman (3BR/2.5BA | $1,185,000)
# Homes Sold: 6
# Overbids Above 20%: 0

7 Holly and St Mary's Parks

Holly and St. Mary’s Parks were good microhoods for first-time home buyers to target over the past few months. Five move-in ready homes sold in the $1,325,000-$1,975,000 range. The buyers at 92 Santa Marina did okay on the purchase of the newly remodeled house that sold for $1,711,000 in 2018.  This time around, the sale price was $1.7M—a reflection of the cooler market. Why I like Holly and St. Mary’s Parks: This microhood has a good handle on recreation, between Holly Park and St. Mary’s Rec Center. Favorite spot: The St. Mary’s dog park.

8. West of Mission
Single-Family Home Median Price: $1,415,000
Most Expensive: 24 Cuvier (3BR/2BA| $1,900,000)
Least Expensive: 66 Cuvier (3BR/2.5BA | $1,525,000)
# Homes Sold: 3
# Overbids Above 20%: 0
8 West of Mission
The large 1930s home at 24 Cuvier West of Mission was a pretty good deal. Boasting five bedrooms and almost 3,000 square feet, the property had a remodeled kitchen and dated baths. Listed for $1,599,000, the sale closed for $1,575,000. This particular block also has a good community, with neighbors who get together for potlucks and movie nights. What I like about West of Mission: You can walk to the Glen Park BART station. Favorite spot: The Park Street Garden.

[Data is based on October 2022 – February 15, 2023 in the San Francisco Multiple Listing Service.]

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