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March 7, 2011

Smackdown: Eureka Valley vs Sea Cliff

When it comes to a single-family home search, buyers don’t typically consider the Castro or…Sea Cliff. For one thing, they’re two totally different neighborhoods both in character and geography, and for another, they typically aren’t parallel in price.

However, I found two homes currently on the market in these areas that are in the same price range. So I thought I’d serve up a single-family home smackdown. Which home would you prefer?

First up is 533 Noe, between 18th Street and Hancock in Eureka Valley:

This brand new listing has 4BRs/2.5BAs, as well as a family room. It’s about 2850 square feet and has a large one-car garage (or room for two small cars). The kitchen is comfortable and has an adjoining family room leading to a deck and garden:

533 Noe is located in the heart of Eureka Valley, and is in easy walking distance to all the shops, restaurants and public transportation in the Castro. List price is $1,895,000.

And in the opposite corner is 134 32nd Avenue:

Featuring 4BRs/3BAs and a free-standing garage that can also potentially accommodate two cars, this Edwardian home is listed at $1,849,000. It has four levels, and has a pentroom level with two decks, home office, family room and views of the Golden Gate Bridge, Presidio and city. There’s a lot of period detail woodwork, box-beamed ceilings, and a wood-burning fireplace with Craftsman-era wood paneling:

134 32nd Avenue was listed later last year for $2M, but has since gone down in price. It’s located opposite a playground, which may be a negative for some folks. But you’re practically on top of the Presidio, which is great for recreation.

So readers: Which home would you choose?

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