DoorsOfYourLife.com

Upcoming SF Listings

Doors Of Your Life — Thu, 29 Jul 2010 23:50:51 +0000

Upcoming Listings:

$825,000 // Noe Valley // Duncan Street BR/BA: 3/2 PKG: 1 Brief Description: Oversized contemporary condo on 2 levels with amazing downtown views. For your clients who want space and to put their own stamp on things.

$780,000 //Parkside // confidential BR/BA: 3/2 PKG: 2 Brief Description: Center Patio home with great Ocean Views. @ BR 1 BA up and 1 BR one BA down. Full garage.

$729,000 //Pacific Heights // Presidio BR/BA: 2/2 PKG: 0 Brief Description: Charming garden condominium with lovely detail, FAB location.

$699,000 // Bernal Heights //Nevada BR/BA: 2/1 PKG: 1 Brief Description: Super cute SFH with a nicely updated kitchen, cherry hardwood floors and new bath. Has Double pained windows, skylights and a fabulous landscaped backyard with deck. On the market in September, but happy to show sooner.

$675,000 // Central Richmond // confidential BR/BA: 2/1 PKG: 2 Brief Description: Top Floor remodeled condo

$639,000 // Midtown Terrace //Panorama Drive BR/BA: 2+/1 PKG: 1+ Brief Description: Classic Mid-Century Home – 2 Bedrooms/1 Bath with bonus room down (unwarranted) with further expansion potential possible. Some property upgrades being done prior to marketing (i.e. painting, refinishing hardwood floors, windows, landscaping, etc.). Property is vacant, doesn’t look pretty (yet) but happy to let you see it.

Pocket Listings:

$795,000 //Lower Pacific Heights // Confidential/Call Agent BR/BA: 2/1 PKG: 0 Brief Description: Lovely 2bd 1ba plus large office condo located just steps from Fillmore Street. Period details throughout, open floor plan and deeded patio – great for entertaining! Leased parking.

$TBD // Russian Hill //Confidential /Call Agent BR/BA: 2/2 PKG: 0 Brief Description: Beautiful remodeled top floor flat in excellent location in Russian Hill, ½ block from Polk St. The flat features a double parlor with a fireplace (includes side views of GG Bridge), office area and custom built-ins. Beautiful accents include high ceilings, crown molding, wainscoting, recessed lighting and softwood floors and in-unit w/d hookups. Leased parking prepaid for 1yr

$TBD// Parkside // Confidential/Call Agent BR/ BA: 3/1 PKG Brief Description: Excellent location close to 3 parks: Parkside Square, Pine Lake Park, Stern Grove. Approx 1,926 sq. ft. Gracious formal living and dining room. Kitchen w/breakfast room. 7/10 Markoff Pest Inspection shows $0.

$TBD //Financial District // Confidential/ Call Agent BR/BA: 1/1 PKG: 0 Brief Description: Beautiful 1bd/1ba unit at The Royal, was the original model unit, in excellent condition, H/W floors, custom paint, very gently used appliances–great pied-a-terre or starter pad for a Fidi worker. Email me for photos

Back-on-Market Listing:

$799,000 //Inner Sunset //7^th Avenue BR/BA: 3/2.5 PKG: 1 Brief Description: Top-floor 1500+ sqft Victorian condo with great space, deeded deck off kitchen, great light, abundant storage space, shared yard, 1 car sxs parking. Coming back on market mid-August Property Website (if any): www.7thAveCondo.com

Price Reduction:

$899,000Old Price: $929,000 //SOMA // 260 King St. #959 BR/BA: 3/2 PKG: 1 Brief Comments: Rare top floor condo located at The Beacon’s West Building. Open floor plan with modern finishes; gourmet kitchen, in-unit laundry. This is a full service building featuring tons of amenities with great access to Muni, and HWYs 280 and 101 for commuting. Property Website (if any): www.missionbaylux.com

$619,000Old Price: $649,000 //SOMA //1247 Harrison St. #26 BR/BA: 1/1.5 PKG: 2 Brief Comments: Reduced! Top floor quiet loft w/2 car parking at the H20 building. Balcony + Private patio, views, storage and top qualify finishes. Property Website: www.h20loft26.com

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590 6th Street #309

Doors Of Your Life — Wed, 28 Jul 2010 19:15:15 +0000

Top-floor, south-facing loft
Large living/dining spaces and stylish kitchen
Master bedroom upstairs features a deeded patio
Separate loft area ideal for a home office

SOLD – $649,000

*Represented Buyer

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Hayes Valley Community Farm – Interested in Volunteering?

Doors Of Your Life — Wed, 28 Jul 2010 17:23:01 +0000

Committed to a program of volunteering and philanthropy, investing in our community is an integral part of our philosophy. A portion of every closed transaction is donated to one of the non-profits that we are passionate about. The Hayes Valley Farm is a great way to start making a difference in San Francisco.

Hayes Valley Farm is a 2.2-acre non-profit community-run farm and urban agriculture education and research project located in the heart of San Francisco.

Hayes Valley Farm’s mission is to serve as a community and agricultural hub empowering San Francisco residents to connect with one another, grow their own food, and learn about sustainable ecological systems. Learn more about our vision and process.

Interested in Volunteering at the Hayes Valley Community Farm?

Plant fava beans. Shovel soil. Take photos. Race wheelbarrows. Meet your neighbors.

No need to sign up. Just show up.
All ages and experience levels welcome.

Volunteer Hours:Sundays: 12:30 pm – 4:30 pm & Thursdays: 2:30 pm – 6:30 pm
450 Laguna Street @ Fell, San Francisco, CA

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SF Neighborhood Restaurants – Some of Our Favorites

Doors Of Your Life — Tue, 27 Jul 2010 19:51:15 +0000

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The New SF Real Estate Map Has Some Losing Hipster Cred

Doors Of Your Life — Tue, 27 Jul 2010 19:43:19 +0000

Danny Della Lana, who lives on the west side of San Jose Avenue in what was once considered the Mission District, had just discovered in an e-mail that the new map from the San Francisco Association of Realtors moved him into Noe Valley.

“This detracts from our hipster cred,” he wrote in an e-mail to neighbors. “Maybe after 40 that isn’t a bad thing as there is nothing more pathetic than an aging hipster.”

Jennifer Rosdail, with Paragon Real Estate Group, who sent the map to clients said in her newsletter that while it may seem academic to some, it can be important when trying to sell. Her good friends on San Jose, she said, “have had the luck to move from the Inner Mission to Noe Valley at no expense and without packing a box! ”

While the Mission is cooler, she added, Noe is more expensive.
The New SF Real Estate Map Has Some Losing Hipster Cred, Gaining House Value – [SF.Gate.com]

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Enchanting Russian Hill Home Sells in 12 days!

Doors Of Your Life — Thu, 22 Jul 2010 19:51:29 +0000

Selling in 12 days, 1000 Francisco, the enchanting cottage on the Francisco “dead end” wow-ed even the most savvy agents.

Listed at $2,499,000, this “diamond in the rough” sold for $3,500,000 in 12 days! Can you say all cash?

I’m sure the sellers are thrilled at the multiple offers and resulting sales price. Just goes to show that homes with 5 star locations still sell quickly!

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Upcoming SF Listings!

Doors Of Your Life — Thu, 22 Jul 2010 19:41:36 +0000

Below are San Francisco’s latest upcoming property listings , if you see anything interesting, please give us a call.

$1,100,000 // Marina //Divisadero BR/BA: 2/2 PKG: 1 BriefDescription: Top floor, corner condo with views of Pac Height & Presidio. 10-unit contemporary building with elevator. Great location.

$939,000 //Noe Valley // 28^th Street BR/BA: 2/1.5 PKG: 2 Brief Description: Totally done single-family home with beautiful downtown views from the living room. Great, level yard and patio with southern exposure. On market in August, but happy to show sooner Property Website (if any): www.noeviewhome.com

$739,000 // Miraloma // Marietta Drive BR/BA: 2/1 PKG: 2 Brief Description: Single family with expansion potential. 2 Bedrooms, period bath, beautifully remodeled kitchen, terraced back yard, double pane windows, hardwood floors, wood-burning fireplace, skylights, freshly painted inside and out. Property Website (if any):www.miralomaparkhomes.com

$549,000 // Diamond Heights // Diamond Heights Blvd BR/BA: 2/2 PKG: 1 Brief Description: You haven’t seen all 2BR/2BA condos in Diamond Heights Village until you have seen this one! This is the first time an 1175 sq. ft. condo, in this building, has been on the market in over 3 years! Southeast exposure allows for stunning East Bay and water views from the living room and bedrooms. Two master suites, large LR w/gas fireplace, double pane windows, Bamboo floors throughout, recess lighting, dining room w/wet bar, galley kitchen w/gas stove & updated appliances, loads of closet space, & one car deeded parking next to the elevator and laundry facility. Property Website (if any): DiamondHeightsCondos.com

Pocket Listing:

$4,795,000 //Lower Pacific Heights // Confidential/Call Agent BR/BA: 2/1 PKG: 0 Brief Description: Lovely 2bd 1ba plus large office condo located just steps from Fillmore Street. Period details throughout, open floor plan and deeded patio – great for entertaining! Leased parking.

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Appreciation & Depreciation in SF Neighborhoods Since ‘95

Doors Of Your Life — Wed, 21 Jul 2010 19:18:29 +0000

Very interesting stats provided by Patrick Carlisle of Paragon Real Estate Group, who updated the charts on San Francisco Home Appreciation & Depreciation since 1995.

2- Bedroom Condominiums

3- Bedroom Houses

2- Bedroom Tenancies -in- Common

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SF Association of Realtors Rolls Out New District Map August 10th

Doors Of Your Life — Tue, 20 Jul 2010 18:56:40 +0000

The San Francisco Association of Realtors is slated to release the new district/neighborhood map at the end of the summer. Boundaries are changing whether we like it or not. A summary of the changes are listed by Socketsite:

Boundary Changes

∙ 5a (Glen Park) expands to include portions of 4s (Sunnyside), 4h (Miraloma Park) and 5c (Noe Valley).
∙ Dividing line between 5c (Noe Valley) and 9c (Inner Mission) moves from Guerrero to San Jose between 24th St to 26th St.
∙ 5e (Parnassus/Ashbury Heights) changes to include a portion of 5b (Haight Ashbury) which is commonly known as Cole Valley, and is renamed Cole Valley/Parnassus Heights, accordingly.
∙ 5f (Buena Vista Park) expands to include Ashbury Heights, and is renamed Buena Vista/Ashbury Heights, accordingly.
∙ Dividing line between 6b (Hayes Valley) and 8f (Van Ness/Civic Center) moves from Gough to Franklin. Dividing line between 6c (Lower Pacific Heights) and 8f (Van Ness/Civic Center) moves from Gough to Franklin between Sutter and California.
∙ Dividing line between 7b (Pacific Heights) and 7d (Cow Hollow) jogs south for one block at the west end and changes so that both sides of Green are in 7d (Cow Hollow) between Lyon and Divisadero. The boundary between Divisadero and Van Ness remains the same, keeping both sides of Green in 7b (Pacific Heights).
∙ Dividing line between District 8a (Downtown) and 8j (Tenderloin) moves from Geary to O’Farrell.
∙ 9a (Bernal Heights) expands to include portions of 9c (Inner Mission) south of Cesar Chavez between San Jose and Mission.
∙ 9h (South Beach) expands into portions of 9f (SOMA) and 9d (Mission Bay).

Renamed Districts

∙ 1d (Lake) is renamed Lake Street (the word “Street” is added).
∙ 5e (Parnassus/Ashbury Heights) is renamed Cole Valley/Parnassus Heights.
∙ 5f (Buena Vista Park) is renamed Buena Vista/Ashbury Heights.
∙ 8b (Financial District) is renamed Financial District/Barbary Coast.
∙ 9j (Central Waterfront) is renamed Central Waterfront/Dogpatch.

Newly Added Districts, Carved Out of Existing Districts

∙ 9G (Yerba Buena), carved out of portions of 9f (SOMA).
∙ 10M (Candlestick Point), carved out of portions of 10K (Bayview Heights).
∙ 10N (Little Hollywood), carved out of portions of 10K (Bayview Heights)

Current Districts:

District 1: Central Richmond, Inner Richmond, Jordan Park/Laurel Heights, Lake, Lone Mountain, Outer Richmond, Sea Cliff

District 2: Central Sunset, Golden Gate Heights, Inner Parkside, Inner Sunset, Outer Parkside, Outer Sunset, Parkside

District 3: Ingleside, Ingleside Heights, Lake Shore, Lakeside, Merced Heights, Merced Manor, Oceanview, Pine Lake Park, Stonestown

District 4: Balboa Terrace, Diamond Heights, Forest Hill, Forest Hill Extension, Forest Knolls, Ingleside Terrace, Midtown Terrace, Miraloma Park, Monterey Heights, Mount Davidson Manor, Sherwood Forest, St. Francis Wood, Sunnyside, West Portal, Westwood Highlands, Westwood Park

District 5: Buena Vista Park, Clarendon Heights, Corona Heights, Duboce Triangle, Eureka Valley/Dolores Heights, Glen Park, Haight Ashbury, Mission Dolores, Noe Valley, Parnassus/Ashbury Heights, Twin Peaks

District 6: Alamo Square, Anza Vista, Hayes Valley, Lower Pacific Heights, North Panhandle, Western Addition

District 7: Cow Hollow, Marina, Pacific Heights, Presidio Heights

District 8: Downtown, Financial District, Nob Hill, North Beach, North Waterfront, Russian Hill, Telegraph Hill , Tenderloin, Van Ness/Civic Center

District 9: Bernal Heights, Central Waterfront, Inner Mission, Mission Bay, Potrero Hill, South Beach, South of Market

District 10: Bayview, Bayview Heights, Crocker Amazon, Excelsior, Hunters Point, Mission Terrace, Outer Mission, Portola, Silver Terrace, Visitacion Valley

San Francisco’s New Neighborhoods And Boundaries Come August 10 [Socketsite.com]

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July Newsletter

Doors Of Your Life — Mon, 19 Jul 2010 20:53:54 +0000

San Francisco Real Estate

Paragon Market Update: July 2010, Mid-Year Review

Median prices and average dollar per square foot figures are generalities, which may be affected by other market factors besides changes in value. All information contained herein is derived from sources deemed reliable, but may contain errors and omissions, and is not warranted. Sales not reported to MLS are not included in these analyses.

Median Sales Prices The Median Sales Price is that price at which half the properties sold for more and half for less. Many agents believe that SF homes values started to climb in the last quarter, and, as shown below, houses and condos did hit their highest median prices since 2008. However, they’re only about 1% above late 2009, and still within 3-4% of prices 15 months ago. The new quarter will show whether an established upward trend in prices has begun, instead of the recent zigzaging up and down. Remember that sales prices are 30-60 days behind the market: closed sales in June generally reflect offers accepted in April and May.	click for larger image

Homes Accepting Offers Despite all the news reports about declining home sales, in San Francisco at least, though we have seen a drop from the unusual spike in April (expiring Federal tax credits), activity in June was still the 4th strongest month in the last 2 years, 7% above June 2009, and almost equal to June 2008 (before the market downturn in September 2008). Last year, sales did not significantly slow in the summer.	click for larger image

Median HOUSE Price by Neighborhood Besides the values pertinent to different neighborhoods, house sizes often vary enormously: average house size in Pacific Heights and St. Francis Wood is much larger than in Noe Valley, which is larger than that of Miraloma Park. Pacific & Presidio Heights are almost always at the top of the chart and Bayview (terribly affected by foreclosure sales) at the bottom.	click for larger image

Median CONDO Price by Neighborhood Russian Hill has been consistently at the top of median condo prices. Of course, condos in different neighborhoods may have widely divergent sizes, quality of finish and age of construction. One reason for the gap between the Marina and Pacific Heights is that the former has a much larger average condo size.	click for larger image

Average HOUSE Dollar per Square Foot Dollar per Square Foot is based upon the home’s interior living space and does not include garages, unfinished attics and basements, rooms built without permit, decks or yards. These figures are usually derived from appraisals or tax records, but can be unreliable or unreported altogether. Note that in Pacific Heights/Marina (Realtor District 7), less than half the houses sold specified square footage, which makes the figure below a wild approximation.	click for larger image

District 5: Average House $/Sq.Ft. District 5 is one of San Francisco’s largest and most homogenous districts and includes the following neighborhoods: Noe & Eureka Valleys; Ashbury, Clarendon & Corona Heights; Haight Ashbury; Duboce Triangle; Glen Park; Mission Dolores. The average dollar per square foot for houses in District 5 has been creeping up over the past 4 quarters, but it is still 14% below the height of the market in the first half of 2008. Note that average dollar per square foot may be affected by other issues than simply changes in value, such as the size of the homes being purchased.	click for larger image

Average CONDO Dollar per Square Foot Only half the condo sales in Russian Hill specified square footage, so its figure, in particular, is a wild approximation. Still, Russian Hill is almost always at the top of the scale. The Nob Hill average, in particular can fluctuate enormously depending on where within Nob Hill the sales are taking place, but all averages are gross generalities that may fluctuate for a number of reasons (besides changes in value).	click for larger image

SF Luxury Home Sales by Neighborhood We generally define the luxury home market in the city as house sales of $2,000,000 plus, and condo/co-op sales of $1,500,000 plus. The northern prestige neighborhoods — such as Sea Cliff, Pacific & Presidio Heights, and Russian & Nob Hills — dominate luxury home sales, but some also occur in District 5 (Noe, Castro and Haight Ashbury) and in St. Francis Wood, as well as in the new condo developments in South Beach and SOMA.	click for larger image

Homes $1,000,000+ Accepting Offers Sales of homes of $1,000,000 plus strengthened this past spring. Such higher-end sales typically make up 15% – 20% of the overall home market in San Francisco by unit sales.	click for larger image

Home Sales by Realtor District The district with the greatest number of house sales is District 10, which has been hit hardest by foreclosure sales. The district dominating condo sales is District 9 with all the recent condo developments (and this chart does not include new development sales not reported to MLS, of which there are many in District 9). District 5 in the center of the city has the second highest number of overall sales after District 9.	click for larger image

Homes For Sale The inventory of homes for sale is creeping upward, which is good news for buyers.	click for larger image

New Home Listings Coming on Market The number of new listings in the city are up 19% over June of last year, but down from the peaks of the spring selling season.	click for larger image

SF Bank & Short Sales The percentage of distressed home sales has stayed mostly in the 12% – 16% range since late 2008. Bank sales are typically pursuant to foreclosure. Short sales are those sales in which the lender’s agreement to reduce the outstanding mortgage balance is necessary for the sale complete – that is, the house is worth less than the loan and other financial liens on the property.	click for larger image

Listings Sold to Listings Expired/Withdrawn The green bars denote sold homes and the purple bars denote expired and withdrawn listings. Even in a relatively hot spring home-selling season, a large percentage of listings do not sell, generally due to being perceived as overpriced.	click for larger image

Months-Supply-of-Inventory (MSI) MSI is defined as the number of months it would take to sell the current inventory of homes for sale, at the current rate of sale: the lower the MSI, the greater the demand. MSI has stayed relatively stable at 3-4 months of inventory since February, which is considered relatively low.	click for larger image

Average Days-on-Market (DOM) Days-on-Market measures the number of days between a property going on market and the acceptance of an offer. The average number of days on market for those houses and condos accepting offers continues to decline and is now at its lowest level in over two years.	click for larger image

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