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February 3, 2022

These SF Houses Don’t Have Offer Dates, Want Buyers Now

The deck at 22 Napier in Telegraph Hill

San Francisco’s single-family home market is extremely competitive. Inventory is perennially limited and there are always way more buyers than there are homes for them. However, of the 148 houses currently on the market, approximately 38% of them have been sitting for 21 days or more.

Many houses go into contract within the first week or two, so 21 days screams “opportunity” for buyers. It’s important not to go on auto pilot when you’re house hunting, only looking at new listings that Redfin or whatever online site you’re using are sending you. Don’t overlook the market sitters; they could be your chance to purchase a home without multiple offers nipping at your heels, which works to your advantage when it comes to negotiating. And it helps immensely if you’re open to properties without garages, which is what all three of my picks have in common.

Here are three homes worth considering now:

22 Napier
Telegraph Hill
2BR/2BA, 1890 sq ft
Days on Market (DOM): 118

Located in the middle of the storied Filbert Steps in Telegraph Hill, this iconic home at 22 Napier is not for those with knee problems. But if you can handle stairs, you will have yourself a very unique property. Napier Lane is actually a boardwalk that leads to several cottages. 22 was renovated in 2007 and spans three levels. The top floor features the primary bedroom with walk-out deck and stunning Bay views. This is a great walking location near The Bay Club, Embarcadero and easy Golden Gate Bridge/North Bay access. [Photos above courtesy Compass]

39 Santa Marina
Bernal Heights
3BR/2BA, 1311 sq ft
Days on Market (DOM): 21 (in 2022)

Listed in late 2021 for as high as $1,498,000, 39 Santa Marina is back on the scene again in 2022, this time for a more palatable $1,238,000. The house is a very charming Victorian with an updated kitchen. I’m guessing that buyers have objected to the windows being right at sidewalk level, no garage and minimal outdoor space that backs up against another house. But I think 39 Santa Marina is a good condo alternative on a very desirable, tree-lined and convenient Bernal street. [Photo courtesy of Legacy Real Estate]

273 Duncan
Noe Valley
4BR/3BA, 2032 sq ft
Days on Market (DOM): 14

I’ll preface this one by saying that it’s a challenge to find a single-family home in Noe Valley that offers the amenities and central location for under $3M that 273 Duncan does. The house is in a great neighborhood location a few steps away from the Church Street retail and transit corridor, and only a few blocks from 280. The attractive Victorian exterior contains a home with lovely period detail, three bedrooms and two bathrooms on the upper level and an updated kitchen with a walk-out yard. The sellers have leased parking one door down in the corner building that houses Martha & Bros. coffee. [Photo courtesy Compass]


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