Clients Say…

We appreciate all you have done to help us. We were so afraid that the house wouldn’t sell, but it did and for more! You have worked a miracle inside and out!

— Gene & Sally

Sellers, Retired, Entrusted Home Renovation Choices to Kevin, Twin Peaks


Buyers Say…

Kevin is fantastic — highly recommend! We worked with Kevin as buying agent and he was superb. He invested considerable time and energy to help us understand how the market and process here works. And he is super-responsive, even to late-night emails/texts which was great due to our work commitments. Importantly, he had great suggestions and advice on making our offer compelling, helping us secure the property we really wanted despite not being all-cash nor the highest offer.

— Sarah & Ross

Buyers, Google & EBay, Noe Valley



Why Our Clients Work With Us and Why You Will Too

Grow your success, wealth and happiness together with Kevin+Jonathan.

Welcome to San Francisco real estate with Kevin Ho, attorney, Broker Associate and Top Producer  and his partner, Jonathan McNarry, REALTOR and Broker Associate both of Vanguard Properties, the leading locally owned boutique San Francisco brokerage, known for its powerful top-quality brand, LGBT roots and development prowess.


We rank among the top 5 percent of San Francisco Agents. We specialize in residential real estate in and around our fair city of San Francisco representing buyers, sellers, investors, builders and more. Our methodical, all-encompassing and creative approach is focused on advancing our clients’ interests whether it’s listing properties that we’ve helped transform into desirable homes or helping buyers purchase properties with awareness and confidence. We look at real estate as being a valuable exercise that betters the community and as many people’s lives as possible.

We genuinely love what we do: Real Estate doesn’t feel like work, it feels like fun. And we’re good at it.  

Our clients know they’re working with approachable, engaged and authoritative professionals. Kevin has been an invited commentator/expert on Curbed SF,  quoted and featured in the New York Times and interviewed a number of times on local television news all talking about real estate trends and developments. Jonathan, who was born and raised in the U.K. and Atlanta comes from a family of real estate developers — he had his first open house sign up when he was just 6 years old! Kevin, who is from Iowa originally, has lived in the U.K. and has a Masters and law degree from U.C. Berkeley (Boalt Hall). He speaks Cantonese as well. Jonathan also works as a critical care, rapid response ICU nurse at UCSF and Kevin practiced as a business attorney and mediator for 5 years before focusing on real estate over the past 4 years.

Join Our Successful and Loyal Client Base — Now. 

Our clients have bought for less and sold for more and remain loyal customers of real estate with many repeat buyers and sellers. We are plugged-in, connected and responsive. Explore our site and you’ll see how we stand out from other agents.

Contact us today to put all of our knowledge, personality and experience to work for you!


Kevin K. Ho, Esq.


Top Producer & Top 21 Club Vanguard Properties (bre 01875957 | sbn 233408) Member: SFAR MLS & Technology Committee, Residential Builder’s Association, State Bar Real Property Section, Bar Association of San Francisco, AIA, Top Agent Network (Top 5% of San Francisco Agents)


Jonathan McNarry


Realtor Vanguard Properties (bre 01747295)


December 14, 2014 Edition, No. 50

In the Know with


In Between Storms…

The rain is gone, for now so get out and take a look at some open houses, well if you can find any…

We’re probably coming up to the last full week of the 2014, which has been a strong year for San Francisco. Vanguard Properties’ annual revenues have pushed past the $1.7 billion mark and in our annual MLS survey report (which you’ll see in the next couple of weeks) shows that average sale prices for condominiums and single-family houses have risen 32 percent in value since 2012. This time of year also starts to see agents asking other agents what listings they have coming on the market or what listings they have ‘off-market’ currently and what sellers would really take to sell early. Indeed, agent-to-agent networks that usually have upcoming listing information now feature agents with especially well-qualified buyers looking to buy (for tax purposes in many cases) property before the end of the year. So if you’re even thinking about selling this may be a good time.

Subscribe to Our Newsletter because it contains valuable, exclusive and early information.

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Closed Sales Data, December 7-14, 2014

The Numbers

For the past 7 days (December 7-14, 2014) we saw a meager 117 transactions close escrow as reported in the MLS (Multiple Listing Service), which was about 30 less than the same period 7 days prior. The number reflects the slowdown you’d expect for this time of year.

  • Single-family homes: 49 sold (8 less than last week) with: 17 under list price; 6 at, or very near the list price; and the other 26 selling above the list price.
  • Condominiums, Tenancy in Common/Co-Ops: 50 (-17)
  • 2 to 4 unit buildings: 7 (-11)
  • 5+ unit buildings: 7 (+4)

This week’s Most-Over-Asking-Price-Single-Family-Home Award goes to a 1,000-sqft, 2-bed, 1-bath single-family home at 175 Beverly listed for $649,000 near SF State in the Ingleside neighborhood actually had an extra floor with a built-out set of bedrooms and bathroom — about 600 sqft more than you’d expect. Thus, with the list price and the extra surprise it shouldn’t come as a surprise that there were more than 20 offers for the property. The winning offer was all-cash offer, closing in 7 days for $935,000 — some 144% over asking.


Last week’s Most-Over-Asking-Price-Single-Family-Home Award went to a 1,000-sqft, 2-bed, 1-bath, 3-car tandem parking fixer that “Needs TLC, Kitchen and Bath so bring Buyers willing and able to do extensive remodelling before moving in.” 38 Mirabel, a single-family fixer located on the northwestern part of the north slope of Bernal Heights (in between Mission Street and Precita Park) listed at $800,000 sold for $1.125M, +140% list price (@$1,065/sqft). The winning offer brought in an all-cash offer and happen to use the same agent as the listing agent.


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Happenings & Highlights

D E C E M B E R  14 ,  2 0 1 4

While we grow here in the Bay Area the rest of the country slowly inches forward, meaning continued lowered interest rates…. 

From the Wall Street Journal: The latest quarterly results of home builders Toll Brothers Inc. and Hovnanian Enterprises Inc. provide minimal optimism for the new-home market going into 2015, as consumers remain reticent and builders use more incentives to bolster sales.

From Curbed SF: Tishman Speyer, the developer behind Lumina and the Infinity, wants to build a pair of residential towers near Caltrain at Fourth and Townsend Streets. One tower, at 655 Fourth Street, would replace what is now the Creamery and Iron Cactus Mexican restaurant, confirming a rumor that’s been swirling at least since the summer. The other tower would go on land that Tishman Speyer doesn’t own yet, according to the San Francisco Business Times. One of the buildings would include 449 units and rise to 41 stories, or about 400 feet—roughly the same height as Lumina.

Changes are afoot that can speed up new construction in San Francisco. Changes at the Department of Building and Inspection (the Building Department) and Planning Department geared to process permit applications and project approvals faster are underway according to comments Planning Director John Rahim. Rahim, in speaking to last week’s Residential Builders’ Association meeting. While we could have all used these changes two years ago, any progress is good! If you read In the Know regularly or talk to us about renovation, remodeling and development, you’ll know that a project approval can take anywhere from 2-4 years to gain approval as the current process makes applicants get Planning clearance before submitting an application to the Building Department.

The Planning process with the potential of lengthy historic review, environmental impact study and community input usually takes 6 to 8 months. Meanwhile, the Building Department permit application can take just as long. The new initiative of having City staff focus on ‘smaller’ projects is attempting to fast-track the Planning process down to 4 months and the Building Department process to 60 days with both processes running simultaneously!  This change would be dramatic **as it means more new projects faster and reduces carrying costs for builders and developers while also reducing community blight faster. The changes are long in coming and are being done despite the fact that the the departments have too few staff members who are nevertheless overwhelmed and never paid overtime! Also coming: online permit tracking in early 2015.  

Recent rains remind us that we actually do get wet in our climate. Hopefully you’ve cleared out rain gutters and sewer culverts. Water leaks tend to manifest themselves in relatively new construction at this point in time so remember that in condominium buildings built since 2004 that you will have certain statutory-based warranties from the developer (or their legacy insurers) guarding against water leaks or other related issues. Also, if you’re a buyer where we have purchased a home warranty for you, don’t hesitate to contact us or to contact your home warranty program if you have any issues to see if they’re covered under your warranty.

Keep in mind that during the downtime of the year it’s also a good chance for you to familiarize yourself with neighborhoods you may never have considered previously. 

What's News.

RSS From SF Gate’s On the Block

RSS SF Nieghborhood News from Hoodline

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What Kevin+Jonathan Will Do For You

Representing a loyal, diverse and ever-growing client base, Kevin Ho and Jonathan McNarry of Vanguard Properties deliver unmatched professional real estate services for buyers and sellers in San Francisco. They’re good at what they do and watch out for their clients’ interests with comprehensive and analytical advice to ensure their clients make the most informed decisions.

Winning & Comprehensive Seller Representation

How to get the most money & satisfy your goals using your property.

Broad and Comprehensive Service that Goes Above & Beyond

If you want a realtor who lives and breathes your deal, keeps you constantly abreast of your property’s progress and does nice little things for you, you have to call Kevin Ho. We have ushered in the era of smart, technology literate, well educated, vibrant deal closers like Kevin Ho. —Peter G. Media & Advertising Director, Seller (SOMA, the Palms)

Brainstorming and Creativity at Your Service

An agent who can see what you can't is one who sees the potential for success

It's a Vision Thing that Translates into a Success Thing.

I have worked with many agents. Kevin always makes himself available and is willing to go the extra mile for his clients. He is helpful with ideas and brainstorming. He definitely has a passion for real estate. — Edward G. Successful San Francisco Real Estate Developer, Buyer, Multi-Unit Fixer (Mission Dolores)

Successful Buyer Representation

How to identify and win the right property competitively but prudently.

Sold! A Winning Noe Valley Example.

We worked with Kevin as buying agent and he was superb. He invested considerable time and energy to help us understand how the market and process here works and is super-responsive, even late at night…. Importantly, he had great suggestions and advice on making our offer compelling. —Ross & Sarah M. Googler & EBayer, Buyers (Noe Valley)

Streamlined, Technology- and Data-based Responsive Service

We're in a 24/7, connected, data-rich world. Your agent should be too.

Knowing how to navigate the 1's and 0's of real estate with technology

If you have Kevin on your side, I think you will end up with a real advocate for your needs who can streamline the entire home-buying process for you. He’s also up-to-date with the latest tools to conduct the transaction…. —Hass L. SF-based Start-Up, Buyer & Seller (Mid-Market/SOMA & Uptown Oakland)

Broader Counsel from an Experienced Attorney

Clients benefit from a lawyer's experience and background.

Cutting through the paper chase.

Kevin reads contracts in detail and really protects your interests — he knows his stuff on this. He had a stronger understanding of the market than other realtors I spoke with. I felt a lot of confidence throughout the process knowing I was working with someone who knew their stuff inside out. —Joanna S. Manager, Clinton Global Health Initiative, Buyer (Noe Valley)

Connected Insider with Powerful Knowledge

How exclusive advance information from a connected agent will benefit you.

The Results from Being Attentive, Listening and Asking the Right Questions

He truly knows about all available properties and not just what’s on the market, but more importantly, what’s coming on soon so that you get early previews… — Jay S. Startup Mogul, Buyers and Sellers (Duboce Park & Upper Market/Eureka Valley)

What's News with Kevin+Jonathan

More Real Estate with Kevin+Jonathan


What’s the Latest?

Some of Our Recent & Current Listings

We add value and assist our clients in preparing their property so that the property is appealing, desirable and anticipated commanding top-dollar prices.


Listed & Sold! $1.27M

273 Romain Street, Twin Peaks/Upper Market view single-family home. Remodeled and Refreshed for sale. 2 bed, 1 bath, 1 car garage and private yard. Quiet, bright, airy with incredible 180º views from Bay to Peaks. (MLS 420070) Listed at: $995,000 SOLD AT: $1,270,000 (May 30, 2014, multiple offers)

See How It Happened

Listed & Sold! $607,500

788 Minna Street, No. 403, Mid-Market/SOMA condo 1-bed, 1-bath, 1 car parking, elevator. Sophisticated & bright (MLS 421876). Listed at: $600,000 SOLD AT: $607,500 (July 21, 2014)

How'd We Do It.

Now Available:

Two Vacant Development Parcels in Lafayette in the affluent San Francisco suburb of Lafayette. (SF MLS 423537 & 423549) Listed at: $1.798M combined

See Them Now

Listed & Sold!

766 Harrison, No. 604, the Cubix. Smart, ingenious and compact urban living at its modular best. (MLS 425832) List Price: $375,000 SOLD: $362,500 (November 13, 2014)

Take a look

Listed & Sold! $1.4M

471 Hickory Street. Hayes Valley single-family home with 2 bed, 1 bath, 2-3 car garage, private center patio. Cute, bright & chic. (MLS 421090) Listed at: $1,060,000 SOLD AT: $1,400,000 (June 12, 2014, multiple offers)

See How We Did It.

Listed & Sold! $825,000

868 Minnesota, No. 411, Chic, serene & spacious Dogpatch condominium with 1 bed, 1.5 baths at Esprit Park. Serene, bright & amenity-filled. (MLS 423598) Listed at: $739,000 SOLD at: $825,000 (Sold in 72 hours)

Take A Look

Listed & Sold! $865,000

1050-1056 Stuart Street, Lafayette, CA, 4-plex, investment property in serene suburb (MLS 423535 ) Listed at: $1,050,000 SOLD at: $865,000 (October 31, 2014, Short Sale)

Take A Look

Listed in SOMA

1118 Howard Street, SOMA, San Francisco. 13,497 sqft, 3-story commercial space with elevator and loft-like top floor with 18-foot ceilings. Off Market.

Ask Us About It.

W A L K – T H R O U G H S 


Walk with Us. These properties caught our eye as being exceptional. Just how a property is exceptional depends! It could be a fixer, a fabulous value or just plain fabulous!

SF Properties We've Walked Through for You

We Wrote the Book…



Over the past 4 years Kevin has been compiling our collected experience, learning and knowledge in one place — our ongoing and evolving Buyers’ Guide, which you can download below:

  • Learn how our clients win at competitive bidding without being the highest offer.

  • Familiarize yourself with San Francisco’s neighborhoods.

  • Get your ducks in a row so you can buy right away

  • Gain valuable knowledge so we’re competitive.

All of this and more by downloading our 100-page long Buyer’s Guide here.


R E C E N T L Y   S O L D 


Twice the Success

Congratulations to our clients Inga and Oren and Arun and Maelle (and family) for closing on their respective, brand-new, newly constructed, large condominium homes at Millwheel North in San Francisco’s Dogpatch neighborhood this fall.

Arun and Maelle bought 1260 Minnesota, unit 304 — a top-floor, 2-bed, 2-bath, parking, skylit home — while Oren and Inga bought unit 202 — a 2-bed, 2-bath, parking home. Both couples bought under the list price! Inga and Oren had been looking for more than 2 years while Arun and Maelle had been looking for 2 months. Each found value and we used my previous experience with the sales staff and development staff to win the day!

“We highly recommend him to everyone out there.”

As first time homebuyers (and in SF no less!), Kevin helped my wife and I navigate the process from beginning to end. With his exceptional help, we were able to quickly find a place we loved. As others have mentioned, he is extremely responsive and his prior legal background helped in explaining the various contracts we were looking at. We will definitely use Kevin again when looking for our next home and highly recommend him to everyone out there.

— Arun & Maelle, Buyers, Dogpatch

Local knowledge:
Process expertise:
Negotiation skills:

Step One of Your Success Story

Contact Kevin + Jonathan

Average Sale Price for a Single-Family Home in San Francisco

$951000 2012
S1140000 2013
$1260000 2014


Clients Say…

We bought our house and Kevin was super responsive, incredibly helpful and full of knowledge. He was the perfect guide in navigating what can be a complicated and confusing process. Thanks Kevin!

— Chris & Christel

Buyer, Internet Design Professional & Landscape Architect, Berkeley


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We’re Here 24/7 For You

We engage with you as you lead your busy, everyday life. Recognizing that your schedule isn’t simply 9-5 (does anyone have a 9-5 these days?) affects the service and solutions we provide to our clients. We don’t want anything to fall through the cracks, so if it’s late-night text, faxing to a local store, FaceTime conversations or courier pigeon (we have yet to try that one), we’ll be here to support and respond to you. You will be heard and recognized for being as great as you are!

Real Estate Starring Raffi (Our Dog)


Buyers vs. Sellers We Represent

Client Successes All Over the Bay

What’s Out in SF There Now?

(Criteria: 2 bedroom, 1 bedroom, Active, $1M minimum)

See all What did you find?.
(all data current as of 12/20/2014)

  1. 3 beds, 2.50 baths
    Home size: 2,024 sq ft
    Listing provided by Garrett Frakes, Polaris Pacific
  2. 3 beds, 2.50 baths
    Home size: 2,133 sq ft
    Listing provided by Garrett Frakes, Polaris Pacific

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Quick Tips... Condo Conversion...

Let’s Serach.  What’s Out There?  

Take a gander at current listings in San Francisco, Marin County and Wine Country by using our credentials to login to the San Francisco Association of REALTORS’ MLS Database and to our partner feed for the North Bay. Last, if you’re looking for commercial listings take a look at the database at LoopNet.

Search the most accurate and current listing database in Marin County and Wine Country with our compliments.

Find Property Up North Now.

Search the most accurate and current listing database in San Francisco with our compliments.

Find Property Now.
Use Our Credentials. SFO SEARCH

Search the one of the leading commercial property databases.

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In the Know with Kevin+Jonathan …

Each weekend, we spend a few hours writing our newsletter for you. Instead of some kind of automated regurgitated series of listing information that makes no sense for everyone to get, our readers get the following every weekend:

  • Exclusive & Advance Listings that are Off-Market or Coming Soon — available only to our readers

  • Stories of the Week — our readers learn the details of how a property sold and for how much (approximately)

  • Market Trends and Our take on the Market

  • Early Access and leads on New Developments,  Preferred Lending Rates for Vanguard Properties’ preferred lenders and much more!

Your information stays private with us, so why are you still waiting? Sign up now.  

Our Newsletter Contains Valuable, Exclusive and Early Information.

Sign Up Now.
Readers Say…

I love the style of your newsletter! It is so informative and fun! I love to see what is happening in my neighborhood too.

—Cynthia W.

Homeowner, Noe Valley


Clients Say…

Kevin was a superb real estate agent, and did a great job helping us buy our first home! Kevin is funny and personable, and knows how to get the job done.

—Dana & Drew

UCSF Med Student & Chip Engineer

First Time Buyers (Miraloma Park)

Clients Say

We couldn’t be happier with the service we received from Kevin.

He’s personable, helpful, tech-savvy, and extremely dedicated! Kevin is a very opinionated realtor, but I say this in a good way.  There were many homes that we were willing to bid on in what was a very challenging market, but thankfully Kevin kept our best interests in mind.  Rather than going for a quick close, he actually talked us out of a few homes to make sure we stayed true to our criteria.

Aaron & Ashley 

Buyers, Charming Victorian (Noe Valley)

Clients Say…

Kevin listened to our story and took the time to understand who we were and our personalities and then asked more than a few more questions to narrow down where we should live.  His advice definitely helped us narrow down the choices and helped us with the all important targeting of our search. [H]e gave us very candid and honest responses to our questions including dissuading us from a couple of apartments that in retrospect would have been completely wrong for us.

When we finally found a place that we unquestionably loved, Kevin guided us through the process in winning a bidding war before the house even made it to its first public open house.  He helped quell a lot of the eleventh hour jitters and pushed us in the helpful way not the overbearing way.  Ultimately, we were absolutely delighted with the purchase and he was integral in the process and could not recommend him more to others.

— Mitchell & Debbie

 Buyers, Relocated from New York, SOMA

Check This Out

Relevant information for you now

Why You’re Hiring Vanguard Properties

Vanguard Properties continues its Number 1 position in District 9 (SoMa, South Beach, Dogpatch, Potrero, Bernal Heights) and have moved up in District 5 (Noe and Eureka Valleys, Twin Peaks, Mission Dolores) to the Number 2 position just $10M short of Zephyr (a company that has nearly 80 more agents than Vanguard Properties) with 14.5% of the district’s market share. And of note, Districts 5 & 9 are the most traded in the City. Overall for all of San Francisco, Vanguard Properties is now Number 4 in overall trade/dollar volume as based on closed transactions. Vanguard Properties just surpassed $1B worth of sales’ volume for 2014 thanks to all of you and your referrals. Keep them coming!

At Vanguard Properties we are committed to understanding your individual needs. We promise to provide you with the kind of quality service that will exceed your expectations. Quality is never an accident; it is always the result of sincere effort, intelligent direction and skilled execution. And all of this is thanks to you and yours. Keep up the support and help us succeed in helping you succeed.

Learn more HERE.


San Francisco is Worth the Price

kevinhoSFO map You’ve heard it before — San Francisco is a truly international city that will command a premium that attracts international buyers the world over. And while you may hear of growth in Houston, for example, would you really want to live there? Would the rest of the world’s people want to visit? Instead, San Francisco stands out from most of the country (bar NYC) as being tops in real estate and the place to be for tourist and techie alike —18 of the top 25 tech companies are here for example.

Our universities, proximity to emerging markets, financial base and diversity attracts the best and the brightest (although Berkeley and Stanford may have something to do with it). Plus our climate, while foggy sometimes, still beats cold vortexes and heat waves. And because land is scarce here … well, you get the picture.

Did we mention there’s wine here too?


Clients Say…

Importantly, [Kevin] had great suggestions and advice on making our offer compelling, helping us secure the property we really wanted despite not being all-cash nor the highest offer.

— Ross & Sarah

Successful Buyers, Noe Valley Single-Family Home

Our clients benefit from having two agents with a big black dog working for them. They get the benefit of our experience of being a lawyer, mediator, reporter, rapid response nurse, personal banker, insurance agent and more.  



Raffi's Real Estate Videos: 4658 18th Street — Someone is Waiting for You at Home

Raffi Returns: 243 Romain Street — What Goes On at Home While You're Away (come home soon)

For More Vimeo Videos from Kevin (and Raffi), Click Here or on YouTube.

We received a lot of good offers… but based on our past relationship and how smoothly it went, I pushed for your offer.

— Listing Agent, San Francisco, Corona Heights
(Our Buyers closed on property beating out 2 other offers)

I presented your clients offer to my sellers and told them about you in particular  and encouraged them to go with you.

— Listing Agent, San Francisco, Eureka Valley
(Our Buyers’ offer was accepted instead of going to market)

Your clients got the property because of you!

— Listing Agent, San Francisco, Haight
(Our Buyers closed on property beating out 1 other offer)


Put this Goodwill To Use for Yourself!

Not only do Buyers want to work with Kevin + Jonathan, but Seller Agents do too.

Ranked Among the Top 5% of San Francisco Agents


Remodeling and Home Design

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