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November 15, 2021

What You Can Buy for Up To $2M in San Francisco

Living room at 39 Dashiell Hammett

Navigating San Francisco’s market can be tricky, because list prices are typically much lower than the seller’s targeted sale price. Savvy buyers know to leave some room to overbid and automatically set their maximum list price for at least $200,000 under their budget ceiling. In that spirit, here are three homes I recommend considering if you can afford up to $2M:

39 Dashiell Hammett St. #401

3BR/3BA, 1880 sq ft., 1 pkg
HOA dues: $625/month
List price: $1,900,000

Located on a small street between Pine and Bush, 39 Dashiell Hammett #401 is a bi-level, top-floor condo in an eight-unit elevator building constructed in 1982. There are two en suite bedrooms, one of which leads out to the private patio with partial city views. Amenities include in-unit laundry and one-car parking. This condo and location are an excellent choice for downtown commuters, or anyone who wouldn’t mind being three blocks north of Union Square, Nob Hill and FiDi restaurants and shops.   (Listing photos above courtesy of Compass)

4 College Terrace
Bernal Heights

3BR/1.5BA, 1700 sq ft, 2 pkg
List price: $1,595,000

4 College Terrace is a two-story, 1915-era home with lovely period detail and all three bedrooms on the upper level. The large garage has ample room for two cars and storage or a work area. There’s a low-maintenance hardscape outdoor area out back with a deck. This part of Bernal is south of Cortland Avenue’s retail area and closer to the Glen Park BART station.  The property sold in 2018 for $1.5M, so that should give you the idea that they’re seeking well above the $1,595,000 list price in 2021. (Listing photo courtesy Generation Real Estate)

2216 Castro
Noe Valley

3BR/3BA, 1420 sq ft, 1 pkg
HOA dues: $217/mo
List price: $1,699,000

2216 Castro is a unique, freestanding home at the rear of a two-unit lot. Two bedrooms and two bathrooms are on the lower level. Upstairs is the third bedroom and open living, dining and kitchen space. You can mitigate the fishbowl effect connected to neighboring buildings with some strategically placed window coverings, and a real plus is the private rear deck. Upper Noe’s Church Street corridor with Muni and plenty of shops and restaurants are just down the hill, and there’s easy 280 access. The condo in the front building at 2218 Castro is pending as of this writing. So both new owners will have an opportunity to assess HOA details and make any desired changes. (Listing photo courtesy Compass)

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