Your Egg-tradinary Holiday Weekend Open House Guide

Your agent, returned safe and sound, tan and is ready to go.

Happy Holiday Weekend Real Estate Fans.

The numbers still continue to surprise us with ratified transactions and final sales figures that closed this and last week among my fellow Vanguard agents. While sales data figures are strong, don’t feel too disconcerted if you’re a buyer as interest rates fall back down to the 3.5% neighborhood after a brief spike. Also, while many houses are selling over list prices take note that some are selling at or slightly under —yes, under— list price. So there is opportunity out there.

Trends This Week:

For Sunset and Richmond homes, simply add 15% to the list price no matter what, where and for how much to get your final closing price.

Looking at the sales figures from the MLS for homes closing this week, a swath of homes out in the Outer Richmond and Sunset closed this past week and no matter which house nor what original list price there was, nearly all of the homes nevertheless close an average of 15% over the asking price with a range from 8% to 27% in some cases where the property trust sale was subject to court supervision.

Fixers are expensive in San Francisco

One 4-unit fixer at 1812 Lyon Street listed for $1.6M sold for $1.9M — for a fixer! The trend is prevalent throughout the city (see Stories of the Week below)

You will have to pay at least $1M for a single family home in the Mission and Inner Mission.

One preemptive offer for a home my colleagues were going to put on the market on San Bruno Avenue near 26th Street on a ‘so-so’ block with 1200+ sqft. pushed well beyond the suggested list price of $879,000 to enter into contract at more than $1M with a backup too. Essentially, $800 per square foot is now the price of admission.

It’s a lighter week: There are a trio of smaller homes in Bernal on the market this week. Nothing new in District 1, few new in District 2.

Stories of the Week

Here is a sampling of some last week’s happenings
128 Laidley, a single-family home viewed by most as a fixer listed at $1.299M received multiple offers and is in contact for 20% over the list price with an all-cash, short-close offer.
23rd floor condo at The Infinity, a South Beach chic condo with 2 bedrooms and 2 baths at 1150+ sq ft, got 13 offers — including some all-cash offers — but the winning offer, which will be financed thanks to the buyer’s in-depth pre-qualification with Citibank, beat out an all-cash offer with a 10-day close. Listed at $999,000 the property is in contract for at least 16% over its list price.
232 Ellsworth, some of you may remember the pre-market opportunity for a detached home just three up from Corltand in the sunnier part of Bernal Heights with 4 bedrooms, garage, small yard and cute upgrades that was going to be on the market for $1.198M. Well after two weeks and no open houses the sellers accepted an offer for just a little over $1.2M for the property.
350 Broderick, 4th floor, one bedroom, one bath listed at $599K. This condo was cute and nice. But after only 1 open house the property solicited 8 offers with the accepted offer touching the $650K region to make this 14-day close the highest sale price for a one bedroom ever in the development. The listing agent said that he would have gotten 20 offers but for potential buyers self-selecting themselves out of the running by not submitting an offer.
400 block of Noe at 18th Street, the vacant, 2-unit fixer with location and potential listed at $899K received 20 offers and most likely is in contract over its asking price.

The Speed Dating of Open Houses that is Broker Tour takes place every Tuesday. Here are a few that caught my eye:

Homes of Note, Tuesday Tour, Feb 12, 2013

Open House Tuesday 2/12/13 – 10:00 to 10:15 am

North Panhandle
$1,349,000 - 2008-2010 Golden Gate Ave, San Francisco, CA 94115

Two Bright & Spacious units in heart of NOPA! Golden Gate Av is charming w/ underground utilities, a bike lane & mature trees. Both units have bay windows, hardwood flrs & hi-ceilings w/ Victorian details intact incl brackets, moldings & medallians. Fireplaces w/ gas inserts in both living rooms, both have formal Dining Rms & SEPARATE LAUNDRY! ENORMOUS YARD is teeming w/ mature plants & has multiple patios. Potential for expansion! Upper has 5 rooms plus Laundry rm & furnace; Lower has 4 rooms & 2 walk-in closets & deck! 3-CAR GARAGE with HUGE STORAGE! Both units pay $3k! Upper is mo-to-mo; Lower lease expires 7/31/13. Close to USF, Alamo Sq, Panhandle, GGP, Divisadero, Pacific Primary & SF Day School.

• Type: 2 Units
• MLS: 403723

Open House Tuesday 2/12/13 – 11:00 to 12:30 pm

New Listing!

Alamo Square
$1,690,000 - 639 Steiner, San Francisco, CA 94117

Once in a Lifetime Opportunity! Incredible, Vast, 3-Story Victorian (originally a SFD), now 4 units available for the 1st time in almost 30 years! Original details in place (hardwood flrs, medallians, hardware) & custom additions (mosaics decorate many spaces) the current owner added. Tales of the City has nothing on us. The main level has a foyer, a studio apt & a 2bd, 2ba apt w/ direct access to the yard. Top two levels (incl the attic) include two more units w/ a flexible floorplan. Views of downtown, from 3 of the units, are spectacular! Two wood burning fireplaces. All Units Delivered Vacant. Garage Parking! Designed in 1894. Close to Alamo Sq Park, Divisadero, Hayes Valley, Haight, GGP & the Google Stop

• Type: 4 Units
• MLS: 404809

Open House Tuesday 2/12/13 – 11:00 to 12:30 pm

New Listing!

North Panhandle
$1,425,000 - 928 Broderick St #928A, San Francisco, CA 94115

Welcome to 928A Broderick street, a stunning classic San Francisco Victorian flat. This exquisite and spacious condominium combines the classic grandeur and elegance of the building’s era with exceptional contemporary design and amenities. This home boasts 14′ ceilings on the main level with a formal double parlor, a completely remodeled and spacious kitchen, large formal dining room, and a sun filled office facing the garden. The lower level consists of 3 large bedrooms with two separate entrances, a bonus room, and large laundry room. There is a private deck, patio, and a shared tranquil garden off the back of the condominium. Enjoy the convenience of 2 car parking tandem on the new gated drive. Lower unit in 2 unit condo building.

• Type: Condominium
• Beds/Bath: 3/3.0
• Parking: 2
• Approx. Sq. Ft.: 2848 (Condo Map)
• MLS: 404676

 

Open House Tuesday 2/12/13 – 12:00 to 1:30 pm

New Listing!

Corona Heights
$999,000 - 48 Lower Ter, San Francisco, CA 94114

True View! A wonderful blend of Contemportary and Victorian design makes this condo a perfect base for your San Francisco living. Ideally located on much sought-after Lower Terrace (Parrots chose this area as their home, why not you?). Top-Floor condo on two levels. Large Kitchen with skylight, top of the line stainless appliances & Breakfast Bar. Open Living/Dining Room plan w/ wood-burning fireplace. Two step-out patios. Custom speakers in most rooms w/ media closet. Vulcan Steps to Castro MUNI. Condo is only 22 years young. It’s time to feel good!

• Type: Condominium
• Beds/Bath: 3/2.5
• Parking: 1
• Approx. Sq. Ft.: 1893 (Per Tax Records)
• MLS: 404719

Open House Tuesday 2/12/13 – 12:00 to 1:30 pm

New Listing!

Eureka Valley/Dolore
$1,250,000 - 627 Castro St #TOP, San Francisco, CA 94114

This classic and refined top floor TIC flat consists of three bedrooms, two full bathrooms and a two-car side-by-side parking garage. Sitting just above the vibrant Castro District, this light filled home has been well looked after and recently updated with many green” features for todays discerning buyer. With an impressive master suite complete with a large walk through closet and marble bathroom as well as a professional kitchen with views of the city in the distance, this is a home who’s features combine to present a truly unique and comfortable environment. All systems have been upgraded. Steps from shopping, cafes, restaurants, MUNI, Castro Theater and a few short blocks to Dolores Park.

• Type: Tenancy In Common
• Beds/Bath: 3/2.0
• Parking: 2
• Approx. Sq. Ft.: 1600 (Per Owner)
• MLS: 404714

Open House Tuesday 2/12/13 – 2:00 to 3:30 pm

New Listing!

Yerba Buena
$699,000 - 855 Folsom St #118, San Francisco, CA 94107

Rare & Unique sought after LIVE / WORK at awarded Yerba Buena Lofts! GREAT LOCATION! Larger Live/Work highly upgraded w/ polished floors, high-end carpet, custom window coverings, stainless appliances, walk-in closet, WD, cat-walk, large patio, deeded indoor parking, Amenities & Great Location! Architecturally significant building by Saitowitz. 16+ ft. Ceilings, oversized windows -abundance of light. GREAT LOCATION: by Whole Foods, restaurants, Yerba Buena Gardens, Metreon, SF MOMA, Union Square Surrounded by South Beach, Mission Bay and the Financial District. SERVICES: 24 Hour manned security, Security cameras. Concierge Room: Security handles packages, key service and dry cleaning.

• Type: Loft Condominium
• Beds/Bath: 1/1.5
• Parking: 1
• Approx. Sq. Ft.: 0 (Not Available)
• MLS: 404755

Open House Tuesday 2/12/13 – 2:00 to 3:30 pm

New Listing!

Yerba Buena
$699,000 - 855 Folsom St #118, San Francisco, CA 94107

Rare & Unique sought after LIVE / WORK at awarded Yerba Buena Lofts! GREAT LOCATION! Larger Live/Work highly upgraded w/ polished floors, high-end carpet, custom window coverings, stainless appliances, walk-in closet, WD, cat-walk, large patio, deeded indoor parking, Amenities & Great Location! Architecturally significant building by Saitowitz. 16+ ft. Ceilings, oversized windows -abundance of light. GREAT LOCATION: by Whole Foods, restaurants, Yerba Buena Gardens, Metreon, SF MOMA, Union Square Surrounded by South Beach, Mission Bay and the Financial District. SERVICES: 24 Hour manned security, Security cameras. Concierge Room: Security handles packages, key service and dry cleaning.

• Type: Loft Condominium
• Beds/Bath: 1/1.5
• Parking: 1
• Approx. Sq. Ft.: 0 (Not Available)
• MLS: 404755

Go Niners (next week)! Go See Your Next House on Saturday or Early Sunday

GO NINERS! (Bet of the Week: Niners, by 6)

Hello! Happy Weekend!. Welcome to Kevin’s Open House Picks of the Week — although this week I’m picking our 49ers. 

Just a year ago interest rates for 30-year fixed mortgages averaged 4.18% This year they are averaging 3.5% while the median price for San Francisco residential properties has shot up 39% since then. While that median price is a hard number to rely upon because inventory has changed — fewer foreclosures, lower inventory generally — one certainty is that interest rates will float down like a feather but will shoot up like a rocket and fast. And with the recovery starting nationally the risks of inflation will almost certainly lead to interest rate hikes. So while prices are higher, your overall cost and tradeoff between having more money today on hand versus money tomorrow or a decade from now can be measured by whether or not you get to make that assessment from your home.

Today’s market demands decisive action. Bidding $20,000 or $30,000 over an asking price — itself an inaccurate almost irrelevant value — is almost pointless and expected. In fact, we’ve started to see what they do in New York: the “suggested price.” Remember, market value only equals what someone (hopefully not someone else) is willing to pay for a property, which explains price flexibility especially if a property is not listed on the MLS. In fact, there is thinking that a third of property that will change hands in 2013 will be done off-market; all the more reason to have someone plugged in like me working for you.

Listing Sneak Peeks

(as overheard/shared by my colleagues)
I’ve been pounding the pavement, making calls and carefully listening to learn about new opportunities for you all before others do so you can get a head start.

1. 24th and Dolores – Stunning renovation of two condominiums from a former single-family house. Won’t last long. Stunning views, high-end finishes, solid and quality construction. 1101 Dolores St. Lower unit 1.5 million upper at $1.995 million. Upper has four bedrooms, two and half-bath and 2300 ft.² (sold at +15% to an exclusive appointment client. Lower home has three bedrooms two baths with Cornerview at 1800 ft.² each comes with a parking space and it essentially new construction. Exclusive appointments only.
2. 160A Linda Street @19th Street, 2-Bed/2 Bath 1 Bed/1Bath, TIC home in lottery, expected in January, February, pre-sale possible, middle unit, recently remodeled and sold (2010), expected list price range: $479k–$525k
3. 486 Chestnut, Three new condos, 2 or 3 bedrooms with 1 to 2 parking spaces each, at least 1600 sq ft each expected, priced from $1.6M to $2.1M are coming on the market in January [construction delay]. It’s a rare to find something new in this area at all. See more: http://1456chestnut.com
4. 2069 Green Street @ Webster, 3-Bed/3 Bath Pacific Heights Condo with parking and 3000+ sq ft., good light & garden access, expected list price range: $1.695M
5. 1610 Sacramento at Polk, Nob Hill condos, eight recently renovated condos, each with independent parking spaces, 2 beds, 2 baths each either at 1150 sq ft or 1500 sq ft, prices range from $900k – $1.3M on within a week. [Staged this week, one already in contract].
6. 96 6th Ave at Lake, 1 Bed, 1 Bath, + den, 6 unit bldg, Edwardian, great period details. Leased parking $150/month, Fireplace, wood floor, $400/month HOAs, wood floors, west facing, off market as sellers will deliver at the end of the year. Expected price: $675,000.
7. 1653 Golden Gate, tic converting into 3 Bed/ 1.50 bath, 1800 sq ft, restored and upgraded top-of-the line, 7 rooms south-facing garden view.; price TBD, prob $800k – $900k+ (on this weekend or next)
8. 1880 Steiner, 2 Bed/2Bath, 1 pkg second floor, at Post, nice layout with nice light, comfortable, fireplace, wood floors, built in 2002, 39 units altogether, around 1000 sq ft expected 1st week of Feb. Anticipated list price: $779,000 on next week
9. 601 Van Ness #1132 1bd condo, opera plaza, $439k
10. 627 Castro, top-floor TIC unit, 3 Beds, 2 Bath (1 is en suite) 2 parking spaces (!) recently renovated Edwardian flat, with 1600 sq ft. approx.
11. top-shelf remodel, 2 fireplace, open kitchen, speakers in ceiling, new overhead light fixtures, small patio, restoration hardware finishes, garage parking, great location. List price $1.25M. Open to the public shortly thereafter and who knows what it will sell for and how long it will last. Seller is willing to take an offer now.
12. 355 Buena Vista Ave, #301, 1 bed, 1 bath, extra storage, TWO parking space, condo, 774 sq ft, HOA dues around $400/month, expected list price $599k
13. 352 Richland at Andover, Bernal Heights single family home fixer with APPROVED, shovel-ready plans for a 2300 sq ft expansion/addition to an otherwise large 1 Bedroom, 1 Bath, deep lot with yard, listed at $795k. Listed this week generally on MLS.
14. 86 Wool St, Single Family Home at Eugenia Ave — 3 bed, 2.5 bath, 2 car, 1800 sq ft, was on the market last summer as a fixer, now it’s just about complete with high-end finishes and remodel. Expected list price $1.5M
15. Noe Valley, Single-family House on Jersey St, between Noe & Sanchez, 290 Jersey, with AMAZING finishes; Previously 2 unit-probate at Jersey and Sanchez – now a stunning single-family home – 4 bedrooms (3 on same level); 3.5 bathrooms; formal living & dining; gourmet kitchen with family room / eat-in area; media room with wet-bar and adjacent outdoor living space with fire pit, garden and parking. Suggested list price in the $2.8’s. Shown by appointment only this Sunday, seller would love for Vanguard to sell the property and willing to take advance offers before going to open market.
16. 994 Corbett near Market/Portola, it’s improved (perhaps over-improved, which means more value for you). Single family with 4 levels, w/ elevator, 3000 sq ft, master suite level with deck overlooking the city, fire place, steam sauna, infinity tub with views, master walk-in with chandelier, then three other levels with another 2-4 bedrooms depending on how you configure each floor. Decks on each. Excellent finishes and remodel. Radiant heat. Wood floors throughout. The kitchen is, well, wow, viking, gas range, custom wine fridge in addition to full-length refrigerator and freezer, two dining rooms, two sitting rooms, family rooms, workout room. Each person gets their own level. There’s a place to plugin your electric vehicle, the views are stunning, Anyway, it’s off market for a while and the list price now is $2.9M. Sellers are willing to negotiate.
17. 537 Natoma @ Russ, 13 new construction condos, 9 2Bd/2Ba, 4 1Bd/1Ba, 850 sq ft–1100 sq ft, elevator building, all with parking, ready soon with exclusive for Vanguard agents and their clients. Expected price range $525k–$799k
18. Oak & Baker, 5-unit building, with one renovated owner’s unit with 3-4 units some delivered vacant, excellent redevelopment opportunity, expected $1.8M–$2.0M
19. Bryant & 1st Street, 3 Bed, 3 Bath, penthouse suite that combined two units into a space with more than 2500 sq ft with 2 parking spaces, 2 fireplaces decks, bridge and water views, expected list price: $2.7M
20. 25th St & Castro, 2002-built 2 level, 3 bedroom, 3.5 Baths, upper unit that’s big and spacious with decks, sauna in a luxe building, tenant-occupied until Aug 1, expected list price $2M.
21. 14th and Valencia, 411 Valencia, 1 bedroom, 4th floor, new construction condo, no parking, expected at $550,000.

In addition to my Picks of the Week, Advances and Exclusives, I thought you’d be interested to see how things ended up with previously listed properties. So without further ado:

Stories of the Week:

1. 310 Townsend, a big one bedroom loft in that historic restoration building next to CalTrain, that was listed at $799,000 went in to the $800,000s — for a one bedroom!
2. 2776 Golden Gate, a 2 unit building with one unit being tenant-occupied was listed at $999,000, received 6 offers and will close nearly 20% over the asking price.
3. 1015 Florida, the single family home in need of some TLC in the hot Inner Mission area, listed at $665,000, received at least 14 offers and entered escrow at a “substantial” amount over the asking price.
4. 1610 Sacramento, 3 bedroom Nob Hill condos with more than 1200 sq ft, which was exclusively previewed last weekend to Vanguard agents and their clients, already has the top-floor unit in contract at more than $1,000 a sq ft.
5. 411 Valencia, the last 2-bedroom condo available went into contract over its asking price of $759,000 with multiple offers.

Extras: Access various reference resources — including my exclusive 60-page User Guide on how to navigate real estate successfully in San Francisco for buyers and sellers at www.kevinho.org Ask me for reference materials via Dropbox. And see pictures of many the homes I preview for you at Photobucket or on iCloud or YouTube.

This week there seems to be a lot of single-family homes and larger condos at the $2M price point. I’ve always said that the $2.3M – $2.9M price point is the perfect price in SF as you’ll get the most ideal home, or amenity-filled condo in areas like Pac Heights/Marina, South Beach (condo), Noe Valley/Eureka Valley, Haight (single family homes) Also we’re seeing more fixers pop on to the market too. So, take a look here and also be sure to go to www.kevinho.org to see the upcoming broker tour sheet for Tuesday.

My business comes from you and yours, so please feel free to pass this along to your friends, colleagues, pet walkers, etc. Thanks! Kevin Ho

Picks of the Week

 TAKE NOTE: Many of the open houses this weekend are on Saturday or are EARLIER on SUNDAY.

(a .pdf version will appear when clicked)

Single-family home opportunity at 15th St. and 14th streets — great home with views space and potential for under $1.1 million

You know I’d only post during the day if there was a worthwhile opportunity. And here’s one I URGE you to consider as offers are due FRIDAY – It’s a single-family house on 15th St. at 2412 15th St near where 15th splits off into 14th St. under Roosevelt Street; basically it’s the plateau Where the one-way street turns into a two-way street.

But more importantly it’s about 2000 square-feet single-family house at $1,049,000. It has 3R zoning and has a side driveway leading to a yard an carriage house in the back where you park or create a studio.

The nice thing about this is that there isn’t much interest yet only three disclosure packages are out as the agent said the seller had came on the market rather quickly. Previously tenant-occupied, delivered vacant.

There is a twilight tour on Wednesday evening at 5 o’clock to 6 o’clock.

Foundation work has been done in parts, furnace replaced, finished space downstairs — but almost doesn’t matter as you would have to really redo the house in any case I believe. The value is in the land yes and the location plus the footprint of the house.

But of course we all care about the house. So here are your options: It could be a fixer where you add and renovate kitchens and bathrooms and update some systems, change out floors add fixtures etc. where you end up with a fairly decent house where you would spend 500 or $600 per square foot to acquire the property and another $200-300/ft to renovate or you could do a complete and total gut job when you turn the house into a spectacular high-end dream house Spending four or $500 per square foot above the acquisition cost leading to $1000/square-foot. This may seem pricey of course, but we’re starting to see that more and more in the city. Consider that the a single-family Victorian down the street is asking for $1079/sq ft (2295 15th St).

Let me know what you think and please do consider it as it would be unfortunate if one of you all missed out on this.

Thanks,

Kevin

You can view my shared photo stream on the web:

2412 15th Street – $1.049M – SFH – offers due 1/15/12 – 3pm

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Bay Area home prices surge — fastest pace in decades | SFGate Blog | an SFGate.com blog.

Jan. 16 (Bloomberg) — San Francisco Bay Area home prices surged 32 percent last month, the biggest increase from a year earlier in at least 24 years, as fewer distressed and more higher-end properties sold, DataQuick said.

It looks like the hibernation is starting to break. Take a look at the stuff coming up so far. And there’s still time for real estate folks to update and enter information. Up until high noon!

Also, sign-up for my weekly email digest: Kevin’s Open House Picks of the Week, sent each weekend where I handpick homes that warrant your attention and update you on developments in San Francisco real estate. Click here.

Cutest of the Week:

Open House Saturday 1/12/13 – 2:00 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm

Eureka Valley/Dolore
$799,000 - 4362 21st, San Francisco, CA 94114

The Sunshine Cottage…A Noe Valley charmer..This wonderful light filled home has been lovingly and meticulously maintained.The open living room boasts a stone fireplace,hardwood floors and vaulted ceiling.There is a dining area,modern kitchen,Miele appliances and french doors leading to a magical lower patio as well as the upper Tuscan terrace with it’s built-in BBQ,heat lamp,rock walls and views!Exceptional craftsmanship throughout….. a private bedroom w/pocket doors,built-in custom closets,beautiful stained glass and an office alcove.The remodeled bathroom has a walk-in travertine shower, hand crafted vanity and w/d and storage.There is a front lower patio as well as a basement for storage.A great home or condo alternative!

• Type: Single-Family Homes
• Beds/Bath: 1/1.0
• Parking: 0
• Approx. Sq. Ft.: 836 (Per Appraiser)
• MLS: 403714

Best Location, Biggest Potential and Potentially Most Popular of the Week:

Open House Sunday 1/13/13 – 1:00 pm to 4:00 pm

Eureka Valley/Dolore
$1,295,000 - 3861 20th St, San Francisco, CA 94114

Enjoy the myriad of cultural,dining,entertainment,shopping & outdoor activities San Francisco has to offer while living on a sunny,quiet,tree-lined street w/a neighborhood vibe. Located on the best block of 20th Street in Dolores Heights,this well-maintained SFD overlooks Dolores Park & the City. The street-level entrance opens onto a stairway leading up to the main living area, featuring 2 BR, 2BA, kitchen w/outside deck, dining room, family room w/skylights & vaulted ceiling, living room w/2 two bay windows & an atrium. The lower level features a huge garage with tandem parking for 2 cars, laundry & storage areas. Additional unwarranted bonus rooms consist of 1BR, 1BA & a wet bar. New paint & carpet, plus newer electrical, heat & windows.

• Type: Single-Family Homes
• Beds/Bath: 2/2.0
• Parking: 2
• Approx. Sq. Ft.: 1385 (Per Tax Records)
• MLS: 403738

Other Contenders for Most Popular of the Week:

Open House Saturday 1/12/13 – 11:00 to 1:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm

Hayes Valley
$629,000 - 109-1/2 Germania, San Francisco, CA 94117

Top floor 2 bedroom & 1 bath condo in a charming 2 unit building on a tree lined street. Enter into an open feel where period meets a modern twist. Well laid out floorplan with hard wood floors, high ceilings,lots of windows & a center sky light that creates a bright open space. The front room & large eat-in kitchen are divided by a cozy gas fire place. Yard, deeded attic. Steps to Duboce Park, delightful bistros & fantastic restaurants. Centrally located to many neighborhoods & green space, walk to Buena Vista, Alamo Square or Dolores Park. Jump onto the wiggle & ride your bike to the beach. Convenient to the N-Judah, J-Church & all lines, plus super easy freeway access.92 walkscore & bikescore-Paradise,100 transit score-Riders Paradise.

• Type: Condominium
• Beds/Bath: 2/1.0
• Parking: 0
• Approx. Sq. Ft.: 0 (Not Available)
• MLS: 403866

Open House Saturday 1/12/13 – 11:00 to 1:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm

Hayes Valley
$450,000 - 111-1/2 Germania, San Francisco, CA 94117

Lower 2 bedroom & 1 bath garden flat located on a premier Duboce Triangle/Hayes Valley block between Steiner & Fillmore. Great open space kitchen/living combo with exposed brick chimney & high ceilings. Steps to Duboce Park both units are available and perfect for an owner user or 2 partners looking for fast track condo conversion. Walk to hip Lower Haight cafes, shops, delightful bistros & fantastic restaurants. Centrally located to many neighborhoods & green space, walk to Buena Vista, Alamo Square or Dolores Park. Jump onto the wiggle & ride your bike to the beach. Convenient to the N-Judah, J-Church & all lines, plus super easy freeway access.92 walkscore-Walkers Paradise, 92 bikescore-Bikers Paradise, 100 transit score-Riders Paradise.

• Type: Tenancy In Common
• Beds/Bath: 2/1.0
• Parking: 0
• Approx. Sq. Ft.: 0 (Not Available)
• MLS: 403807

Open House Saturday 1/12/13 – 11:00 to 1:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm

Hayes Valley
$479,000 - 111 Germania, San Francisco, CA 94117

Top floor flat in a 2 unit building with Fabulous Victorian facade. Premier location in Duboce Triangle/Hayes Valley between Steiner & Fillmore this 2 bedroom & 1 bath flat is incredibly light & bright. Steps to Duboce Park this building is perfect for an owner user or 2 partners looking for fast track condo conversion. Walk to hip Lower Haight cafes, shops, delightful bistros & fantastic restaurants. Centrally located to many neighborhoods & green space, walk to Buena Vista, Alamo Square or Dolores Park. Jump onto the wiggle & ride your bike to the beach. Convenient to the N-Judah, J-Church & all lines, plus super easy freeway access.92 walkscore-Walkers Paradise, 92 bikescore-Bikers Paradise, 100 transit score-Riders Paradise.

• Type: Tenancy In Common
• Beds/Bath: 2/1.0
• Parking: 0
• Approx. Sq. Ft.: 0 (Not Available)
• MLS: 403806

 

Other NIce Homes to Peruse! 

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

Noe Valley
$525,000 - 317 29th St #205, San Francisco, CA 94131

Rarely available!! St. Paul’s Commons spacious 1 Bedroom Condo + Den/Study with its own closet which can be used as guest quarters or a small 2nd bedroom. Extra high ceilings, expansive windows and maple Hardwood floors throughout. Modern AEK with breakfast bar and granite counters plus in-unit laundry as well as 1 car deeded parking complete this unit in a super Noe Valley Neighborhood, close to Muni, 280, great restaurants, hot Mission District, neighborhood shops and fabulous weather to boot! Walk Score of 86. Tremendous Value! Probate Sale under IAEA. Hurry!!

• Type: Condominium
• Beds/Bath: 1/1.0
• Parking: 1
• Approx. Sq. Ft.: 803 (Per Tax Records)
• MLS: 403843

Chicest of the Week Right Near Bi-Rite Too!

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

Mission Dolores
$2,550,000 - 40 Lapidge St, San Francisco, CA 94110

Completely renovated 3 story Modern home with 5 bedrooms and 4 full bathrooms in the desirable Mission Dolores. The main level features 2 bedrooms plus an open living and dining area with a SOZO Design kitchen and professional appliances. The upper level features two large suites: the master has dual walk in closets, a large walk in shower stall and separate vanities. Lower level with large family room and immediate access to modern landscaped garden plus an additional suite and immediate access to 2 car garage. Bordered by Valencia and Guerrero, 18th and 19th Streets, 40 Lapidge is perfectly situated in the center of the most desirable area yet on a quiet residential street.

• Type: Single-Family Homes
• Beds/Bath: 5/4.0
• Parking: 2
• Approx. Sq. Ft.: 3026 (Per Owner)
• MLS: 403868

Noe Valley, Castro, Mission Dolores, Eureka & Bernal Heights

Open House Saturday 1/12/13 – 2:00 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm

New Listing!

Bernal Heights
$415,000 - 661 Peralta Ave #2, San Francisco, CA 94110

661 Peralta is a charming 4 unit building atop Bernal Heights. Each 1 bedroom/ 1 bath unit is remodeled throughout with an open floor plan and sweeping views. The kitchens are tastefully appointed with granite countertops, cherry stained cabinets and modern appliances. The bathrooms are remodeled with porcelain tile and charming pedestal sinks. Each unit has parking, storage and access to the share laundry and backyard.

• Type: Tenancy In Common
• Beds/Bath: 1/1.0
• Parking: 1
• Approx. Sq. Ft.: 0 (Not Available)
• MLS: 403954

 

Open House Saturday 1/12/13 – 2:30 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm

New Listing!

Bernal Heights
$495,000 - 3129-3139 Folsom St #3129A, San Francisco, CA 94110

Spacious North Bernal / Precita Park flat with flexible floor plan. The flat offers a large eat-in kitchen with breakfast counter, big enclosed back porch, hardwood floors, W/D hookups and new electrical, plumbing & heating systems. Huge exclusive storage area in basement and very low monthly HOA fees make this a good value. Sunny micro-climate, one block to local cafes and restaurants on Precita Park, three blocks to BART & 101, four blocks to 280 access. Corporate shuttle stops one block away. Fractional financing rates start at 4.25%.

• Type: Tenancy In Common
• Beds/Bath: 2/1.0
• Parking: 0
• Approx. Sq. Ft.: 0 (Not Available)
• MLS: 403914

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

Noe Valley
$589,000 - 530-534 Clipper St #534C, San Francisco, CA 94114

Bright & Beautiful TOP FLOOR unit w/ Amazing West-facing Views! Flexible Floorplan for up to 3 bedrooms! Thorough building renovation in 2007 with many original details intact! Front room has bay window & charming dec antique tile fp w/ mirrored mantel. 2nd bdrm has large west-facing window & stained glass accents. Family Rm has built-ins, 2 closets & view of Twin Peaks. Very Large Eat-in Kit has stainless appls incl dw, refrig, stove, mwave plus caesarstone cntrtps, tile backsplash w/ a View of Sutro Tower. Laundry Rm w/ Washer/Dryer and pantry-like storage off kit. Deck leads to huge, shared yard. ENORMOUS PRIVATE STORAGE RM in basement, 17’10 x 11’5.5. Walking distance to 24th Street shops & reastaurants!

• Type: Tenancy In Common
• Beds/Bath: 2/1.0
• Parking: 0
• Approx. Sq. Ft.: 954 (Per Appraiser)
• MLS: 403722

Open House Saturday 1/12/13 – 2:00 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm

Bernal Heights
$649,000 - 744 Moultrie St, San Francisco, CA 94110

First Open House this Sat & Sun 2-4pm. Gorgeous top floor flat/condo. Spacious floor plan. 2 bedrooms PLUS office. 2 full bathrooms. Large living room with working gas fireplace and partial bay views. Formal dining room. EZ access to freeways and MUNI. Just a few blocks away from Cortland St and Holly Park.

• Type: Condominium
• Beds/Bath: 2/2.0
• Parking: 1
• Approx. Sq. Ft.: 1375 (Per Tax Records)
• MLS: 403945

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

Bernal Heights
$699,000 - 557 Anderson St, San Francisco, CA 94110

Charming, light-filled home in sunny Bernal Heights, very walkable to Cortland Ave shops and eateries. A lovely re-model has transformed the home with open plan kitchen/living/dining room perfect for modern living. Custom kitchen cabinets sit above designer ceramic sink and chefs 6-burner stove and hood, stainless steel dishwasher and fridge/freezer. Beautiful granite counters wrap around kitchen to offer bar-top area for casual dining & entertaining. Two bedrooms are separated by tiled bathroom with shower over tub. Access to the private yard with fruit bearing avocado tree is easy via the kitchen. 2-car parking and loads of space down for expansion and storage. Freshly painted exterior and new garage door. A great place to call home!

• Type: Single-Family Homes
• Beds/Bath: 2/1.0
• Parking: 2
• Approx. Sq. Ft.: 950 (Per Tax Records)
• MLS: 400803

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

New Listing!

Glen Park
$689,000 - 125 Brompton, San Francisco, CA 94131

Charming 2 story Victorian with formal living and dining rooms, eat-in kitchen w/ balcony overlooking very sweet garden. Washer Dryer in full basement with lots of storage. Small unwarranted room down. One block from Bart and Glen Park Village. close to shopping and freeways. Terrific location. Great value.

• Type: Single-Family Homes

Beds/Bath: 3/2.0

• Parking: 0

Approx. Sq. Ft.: 1103 (Per Tax Records) MLS: 403924

 

Open House Saturday 1/12/13 – 1:00 to 3:30 pm

Bernal Heights
$825,000 - 113 Gates St, San Francisco, CA 94110

Much Potential!!This house is located in well established Bernal Heights. Features many rooms, perfect for a big family. Top floor has 1 bath, 2 Bedooms with beautiful views to the bay. Middle floor has 2 Bedrooms,1 full bath & kitchen. Lower level has 2 rooms. large basement. propety needs some work. Walking distance to shops, easy access to 101 and 280.

• Type: Single-Family Homes
• Beds/Bath: 3/2.0
• Parking: 0
• Approx. Sq. Ft.: 1626 (Per Tax Records)
• MLS: 401785

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

New Listing!

Bernal Heights
$845,000 - 316 Bocana St, San Francisco, CA 94110

Classic Victorian with great curb appeal & an extra deep lot, located in the hert of Bernal Village, just a short block to BOTH Cortland & Holly Park! Updated kitchen & baths are sensitive to the period but shiny new & provide all the modern conveniences you have come to expect. Flexible floor plan with big rooms, high ceilings, skylights, & nice details. Big kitchen with stone counters & SS apps opens up directly to large walkout deck ovelooking massive & professionally designed gardens. 1 of a kind stunning indoor/outdoor experience so sought after in sunny Bernal Hts! Enjoy the luxury of an oversized FDR + spacious liv room with decorative f/p. A level of elegance & comfort that’s hard to find. Large garage & further expansion potential!

• Type: Single-Family Homes
• Beds/Bath: 2/1.5
• Parking: 2
• Approx. Sq. Ft.: 1110 (Per Tax Records)
• MLS: 403897

Open House Saturday 1/12/13 – 2:00 pm to 4:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm

New Listing!

Glen Park
$995,000 - 360 Chenery St, San Francisco, CA 94131

Spectacular modern home on a prime block in Glen Park. Ideally located 3 blocks to Noe Valley and 3 blocks to Glen Park village, this home offers the best of contemporary urban living. Completely redesigned and extensively renovated in 2012, it features all new interior, luxurious fixtures & timeless finishes. Bright and spacious living space flows seamlessly from the living room, dining room, kitchen to a huge landscaped rear yard, perfect for entertaining & dining alfresco. Chef’s kitchen with center island & quartz counter tops. Luxurious baths with floating vanities & Grohe fixtures. Spacious garage with interior access. Close proximity to high tech shuttle stops, BART station, urban conveniences in Glen Park village and in Noe Valley.

• Type: Single-Family Homes
• Beds/Bath: 2/2.0
• Parking: 1
• Approx. Sq. Ft.: 1458 (Per Appraiser)
• MLS: 403922

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

Cole Valley/Parnassu
$995,000 - 1741 Waller St, San Francisco, CA 94117

A stylish and elegant turn-of-the-century full-floor flat, this home combines gracefully-preserved period details with modern amentities and a contemporary flair. The upper floor in a 2-unit association, this condo features tall ceilings, beautifully refinished softwood floors, stained-glass windows, open light-filled dining & living room w/built-in bookcases & decorative fireplace, a master bedroom w/custom storage & plantation shutters, powder room, bathroom w/separate shower & soaking tub, & in-unit laundry. The kitchen, with high-end appliances & pantry, leads out to the spacious south-facing landscaped garden. This home is perfectly located close to Cole Valley’s shops, restaurants, cafes, Whole Foods, muni, tech shuttles, & much more.

• Type: Condominium
• Beds/Bath: 3/1.5
• Parking: 1
• Approx. Sq. Ft.: 1444 (Condo Map)
• MLS: 403900

Open House Sunday 1/13/13 – 1:00 pm to 4:00 pm

New Listing!

Corona Heights
$999,000 - 4150 17th St #18, San Francisco, CA 94114

This contemporary townhome boasts 3 bedrooms, 3 full baths, ample closets, gorgeous hardwood and carpeted floors and high ceilings. The cozy living room has a wood burning fireplace with floor to ceiling windows looking out to views of the Castro, Liberty Hill and to the Bay. The granite kitchen includes high-end appliances and a peninsula, opposite the dining room. The top floor has an office/sitting room that leads out onto a large private terrace, with panoramic views. Included is a private 2 car garage with storage loft.

• Type: Condominium
• Beds/Bath: 3/3.0
• Parking: 2
• Approx. Sq. Ft.: 2000 (Per Owner)
• MLS: 403876

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

New Listing!

Haight Ashbury
$1,295,000 - 766 Clayton St, San Francisco, CA 94117

This wonderful condominium has been completely renovated and offers 2-levels of contemporary living space w/lovely finishes. Main level features a spacious open living room/dining room and gourmet kitchen w/Caesarstone quartz counters, stylish lacquered cabinets and Jenn-Air S/S appliances. Adjoining the kitchen is the family room w/direct access to the level garden space. Main level offers 2 comfortable bedrooms with walk-in closets and full en-suite baths, as well as an office and half bath. The lower level features a 3rd bedroom w/walk-in closet and en-suite full bath. Beautiful Victorian facade, tall ceilings on the main level, all new systems and foundation, hrdwd flrs, recessed lighting throughout, 1-Car S/S Garage w/Interior Access.

• Type: Condominium
• Beds/Bath: 3/3.5
• Parking: 1
• Approx. Sq. Ft.: 1856 (Condo Map)
• MLS: 403943

Open House Saturday 1/12/13 – 1:00 pm to 4:00 pm; Sunday 1/13/13 – 1:00 pm to 4:00 pm

New Listing!

Bernal Heights
$1,150,000 - 131 Ellsworth St, San Francisco, CA 94110

Classic single family home located in the coveted Bernal Heights neighborhood comes with amazing panoramic bay views. Formal entry foyer leads up to main level which includes living room w/ gas fireplace, French doors, hardwood floors, bay windows, formal dining room and separate living room. The upper level is spacious and bright with special details found throughout. The living room spaciously opens to a chef-inspired kitchen complete with granite counters, Viking range & stainless steel appliances. Sliding doors lead out to an impressive view deck with perfect space for entertaining. Relax in the master suite on the lower level which also boasts spectacular bay and garden views. Private office near master completes this fabulous home.

• Type: Single-Family Homes
• Beds/Bath: 3/2.0
• Parking: 1
• Approx. Sq. Ft.: 1524 (Per Tax Records)
• MLS: 403768

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

Noe Valley
$1,188,000 - 4046 26th St, San Francisco, CA 94114

Location! Currently owner occupied as a SFR. 1885 Victorian Home OR 2 Units in the Heart Of Noe Valley! Walking distance to cafes, restaurants, Whole Foods, a few blocks to Google/Apple Shuttles, shops and boutiques. The front rooms have been opened up to create a spacious living rm w/wood fireplace & dining room. Softwood floors, kitchen, 2 bedrooms and a bath on upper level. On the lower level you have a separate one bedroom unit with charming living room and gas stove. Convert to a master suite or perfect to rent. Both top levels have access to the garden and patio. This home features a 2car tandem garage with storage. Don’t miss this opportunity….Bring Your Vision, ready for your renovation! Well loved neighborhood block!

• Type: Single-Family Homes
• Beds/Bath: 3/2.0
• Parking: 2
• Approx. Sq. Ft.: 1902 (Per Tax Records)
• MLS: 403498

Open House Saturday 1/12/13 – 1:00 to 3:00 pm; Sunday 1/13/13 – 2:00 pm to 4:00 pm

New Listing!

Noe Valley
$1,595,000 - 565 Jersey St, San Francisco, CA 94114

1900′s Modernized Victorian with wonderfully open floor plan. Wood floors with radiant heat throughout the main floor. Hi-end kitchen with poured cement counters & casual eating area, spa-like bathroom, large bedroom & office area (legally a bedroom). Built-in sound. Lower level just completed with additional master suite with en suite bathroom & walk-in closet, library/den used as a bedroom, 2nd full hi-end bathroom & laundry closet. Painted cement floors with radiant heat throughout. Direct access to patio & awesome south facing yard from this level as well as interior access to the garage. Just over a block to 24th St. & some of SF’s best dining & shopping. GOOGLE bus stop close by. Easy access to HWY’s 280/101, public trans. Terrific.

• Type: Single-Family Homes
• Beds/Bath: 3/3.0
• Parking: 1
• Approx. Sq. Ft.: 0 (Not Available)
• MLS: 403835

• Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm
  

  Noe Valley
  $3,399,000 - 1507 Noe St, San Francisco, CA 94131

  HUGE PRICE REDUCTION! Newly built in 2012, this gorgeous contemporary blends exquisite design with a fantastic Noe Valley location. Abundant natural light ushers in wonderful views of the city and East Bay as you’re surrounded by modern warmth: imported Danish douglas fir and limestone flooring, Calacatta marble kitchen counters balanced against rich, walnut cabinetry, and the striking use of glass, wood, and stone. The master bedroom/pent level is an incredible oasis with panoramic views, fireplace, and sumptuous bath. Entertaining level, complete with bar, leads to walk-out terrace and garden. 2-car garage. Truly a must see!

  • Type: Single-Family Homes
  • Beds/Bath: 4/3.5
  • Parking: 2
  • Approx. Sq. Ft.: 3400 (Per Architect)
  • MLS: 402880

Hayes Valley and USF & NoPa

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

Hayes Valley
$665,000 - 253 Oak St, San Francisco, CA 94102

LAST UNIT! Located in the ultra-chic Hayes Valley, this charming newly renovated 2B/1BA Unit enjoys classic Edwardian period features tastefully blended with modern fixtures and finishes. This perfect urban retreat features magnificent original Douglas Fir solid wood floors, a gourmet white kitchen with stunning marble & black countertops, high-end appliances including Bosch & G.E. Monogram, a spacious master bedroom and a beautiful spa-like bathroom. This ideal home also boasts an exclusive terraced rooftop garden with city views! Dream location for many award-winning restaurants (Absinthe, Sebo, Hayes St. Grill, Modern Tea & Patxi’s), an array of trendy one-of-a-kind boutiques, performing art venues and close to all transportation!

• Type: Tenancy In Common
• Beds/Bath: 2/1.0
• Parking: 1
• Approx. Sq. Ft.: 0 (Not Available)
• MLS: 402729

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

Alamo Square
$420,000 - 1637-A Golden Gate Ave, San Francisco, CA 94115

Set on the garden level of a beautiful 1889 Alamo Square Victorian, this quiet one bedroom one bath TIC is a perfect retreat for today’s busy lifestyle. With an updated kitchen, dual bathroom sinks, bamboo flooring throughout and a large bright bedroom with direct access to the rear shared yard, this home gives you the best of modern comforts in a classic San Francisco home and neighborhood. One car parking, a private deck, individual laundry and plenty of storage round out the tremendous value of this home.

• Type: Tenancy In Common
• Beds/Bath: 1/1.0
• Parking: 1
• Approx. Sq. Ft.: 700 (Per Owner)
• MLS: 403009

Open House Sunday 1/13/13 – 2:00 pm to 4:00 pm

Alamo Square
$649,000 - 1635-B Golden Gate Ave, San Francisco, CA 94115

Built in 1889 this top floor 2 bed 1 bth, Eastlake Victorian TIC is bright and spacious with modern updates to a classic San Francisco home. Over 1000 sqft of living space, expansive windows and 11′ ceilings, home is flooded in the light and space you need. Highlights include original period detail, bamboo flooring throughout, excellent natural light, Vetrazzo recycled glass island countertop, storage space in unit and additional storage area in garage. Bright and sunny shared yard with mature landscaping, terraced garden and new grilling area, personal washer/dryer for the unit in garage. New wiring and plumbing throughout (2006), Low HOA dues include heat, Direct TV, garbage. 2nd bedroom great to use as a home studio/office/dining room.

• Type: Tenancy In Common
• Beds/Bath: 2/1.0
• Parking: 1
• Approx. Sq. Ft.: 1000 (Per Owner)
• MLS: 402968