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June 21, 2021

Here’s Your Mid-2021 Bernal Heights Microhood Report


Bernal Heights is having a banner year in 2021 so far. The ever-popular neighborhood and its eight microhoods have seen competitive offer situations, overbidding and lots of turnover in this Covid era as buyers aim to move into single-family homes with more privacy and outdoor space.

The Northwest Slope and Precita Parks have had the highest median prices, with South of Cortland coming in third. And inventory has jumped West of Mission to meet buyer demand.

It’s high time for a microhood update. As my regular readers know, I created the Bernal Heights microhoods 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. Many Realtors have decided to use the microhood concept in their marketing without crediting me, so if you want to work with the authentic microhood creator, please get in touch with me at 415.823.4656 |

Here’s how our microhoods stacked up in the first half of 2021 (click on each pic to enlarge, red dots represent homes sold):

1. Northwest Slope
Single-Family Home Median Price: $2,000,000
Most Expensive: 128 Elsie (4BR/4.5BA new construction | $4,000,000)
Least Expensive: 13 Eugenia (2BR/1BA 1148 sq ft, no pkg | $1,450,000)
# Homes Sold: 12
# Overbids Above 20%: 1

The Northwest Slope saw most homes sell for over the list price, which was especially true in the case of the 3BR/2BA home at 252 Elsie. The peaked-roof Victorian with no garage was listed for $1,398,000 and sold for $1,820,000—30% over asking.

2. North of Cortland
Single-Family Home Median Price: $1,765,000
Most Expensive: 168 Andover (3BR/2.5BA, 1603 sq ft | $2,300,000)
Least Expensive: 119 Banks (1BR/1BA, 800 sq ft | $1,120,000)
# Homes Sold: 6
# Overbids Above 20%: 2

The testament to the North of Cortland microhood’s capacity for real estate appreciation was the sale at 119 Banks, which last sold in 2019 for $770,000. The small Victorian with foundation issues closed for $1,120,000 this time around. Our overbid prize goes to 307 Moultrie, listed for $1,195,000 and closing for 46% over at $1,750,000.

3. Precita Park
Single-Family Home Median Price: $2,002,500
Most Expensive: 1502 Shotwell (3BR/2BA, 2335 sq ft | $3,401,502
Least Expensive: 3369 Cesar Chavez (2BR/2BA | $1,010,000)
# Homes Sold: 8
# Overbids Above 20%: 1

Precita Park has been a bit subdued in 2021 compared to previous years. Two homes actually sold for under the list price—though many saw multiple offers and overbids.

4. East Slope
Single-Family Home Median Price: $1,600,000
Most Expensive: 151 Peralta (4BR/2.5BA, 2601 sq ft | $1,054,000)
Least Expensive: 32 Massasoit (2BR/1BA, 968 sq ft | $823,000)
# Homes Sold: 11
# Overbids Above 20%: 2

The East Slope has done a brisk business this year, with three homes changing hands for more than $2M. If you’re interested in knowing the value of an earthquake shack in 2021, the answer lies with 211 Mullen. The adorable home—with approved plans from the city to become a 1900 square foot view property—sold for $1,310,000 in February.

5. Southeast Slope
Single-Family Home Median Price: $1,225,000
Most Expensive: 240 Nevada (3BR/2.5BA, 2324 sq ft | $2,255,000)
Least Expensive: 212 Putnam (Gutted home, development project | $875,000)
# Homes Sold: 9
# Overbids Above 20%: 1

The Southeast Slope hosted three homes this year that took forever to sell, proving there’s a buyer for every property out there in 2021. Down-to-the-studs 212 Putnam, on the market for well over a year, finally closed for $875,000 (a bit off from its original $1,340,000 list price). The small home at 1442 Cortland spent 216 days on the market before selling for $1,060,000. And 72 Putnam just off Cortland closed for $1,225,000— $50,000 under asking.

6. South of Cortland
Single-Family Home Median Price: $1,805,700
Most Expensive: 437 Ellsworth (3BR/3.5BA, 2016 sq ft | $2,608,319)
Least Expensive: 668 Banks (4BR/2BA, 1245 sq ft | $990,990)
# Homes Sold: 10
# Overbids Above 20%: 3

The prize for the biggest overbid South of Cortland so far this year goes to 649 Anderson, an 1126-square foot home with a cute yard listed for $1,195,000 that closed for $1,600,000.

7. Holly Park/St. Mary’s Park
Single-Family Home Median Price: $1,465,137
Most Expensive: 328 Richland (4BR/4BA| $2,980,000)
Least Expensive: 165 Crescent (1BR/1BA | $949,000)
# Homes Sold: 10
# Overbids Above 20%: 2

Almost half of the 2021 sales in Holly and St. Mary’s Parks spent 28 days or more on the market, making the microhood the place to be for buyers aiming to avoid competitive situations. My favorite house that sold was at 527 Holly Park Circle, adjacent to the park. It was a very charming 2BR/2BA with a nice indoor/outdoor setup and was listed for $1,650,000, closing just above asking at $1,700,000.

8. West of Mission
Single-Family Home Median Price: $1,575,000
Most Expensive: 41 Park (3BR/2BA| $1,825,000)
Least Expensive: 126 Milton (2BR/1.5BA | $1,250,000)
# Homes Sold: 7
# Overbids Above 20%: 3

None of the homes West of Mission that have sold through mid June have spent longer than 14 days on the market. Buyers are catching on to the proximity to BART, Glen Park Village and the freeways. And all the homes sold changed hands for more than the list price. The developers for 41 Park—last sold in August 2020 for $1.1M and then totally renovated—did well with their flip. Park closed for $1,825,000, making it the most expensive home sold West of Mission so far this year.

[Data is based on January 1 – June 15, 2021 in the San Francisco Multiple Listing Service.]

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