Spanning two levels, the home has open and airy public rooms with high ceilings, decorative moldings and ceiling medallions. The living room has a fireplace with decorative mantel and outlooks to downtown. And the dining room flows easily into the chef’s kitchen, which is well equipped with premium appliances, floor-to-ceiling cabinetry and large island. Just beyond is the south-facing family room with its tall windows framing leafy views of the trees, while a mounted cinema screen awaits your movie night.

An adjoining casual dining area with open-beam ceilings provides a relaxed place for meals or morning coffee.

From the family room, doors open to a sun-filled upper deck overlooking the garden. Also on this level is a bedroom distinguished by decorative plaster moldings. The home’s finished attic is accessed from this bedroom and ample storage space. A full bathroom completes the main level.

Downstairs, you’ll find the spacious primary bedroom featuring custom closets and direct access to the garden. Its luxurious en suite spa bathroom includes a walk-in shower, dual vanity, soaking tub and mounted television screen.

The garden is a true urban retreat, richly landscaped with mature palms, orchids, succulents, bougainvillea, ornamental grasses and bamboo. Automated micro-drip irrigation and integrated landscape lighting make the garden easy to maintain and enjoyable well into the evening. The lower deck provides a natural setting for grilling, outdoor dining and entertaining.

Two additional bedrooms complete the lower level, along with a third full bathroom featuring a shower, vanity with storage and tile backsplash. The front bedroom offers versatility as a guest room, office or gym and includes a Tonal Fitness Center for professional-grade, in-home weight training.

The garage has interior access and includes an LG Smart Tower washer/dryer and dog-wash hookups.

A comprehensive collection of technology, infrastructure and design details abound throughout the home, from hard-wired gigabit Ethernet and Ring security system to Nest thermostat and SmartThings hub for extensive home automation.

Fantastic Noe setting with Church Street shops, restaurants and transit nearby and the energy of the 24th Street commercial corridor just up Sanchez. Easy access to freeways and tech shuttles make commuting throughout the city and Peninsula convenient. Move into your new home by Halloween and enjoy the Noe holiday spirit!

List price: $2,995,000. Visit our Web site at 421-27thstreet.com for full detail set, video, photo gallery and floor plan.

We’ll be open Saturday 9/19 and Sunday 9/20 from 2:00-4:00pm. Stop in and say hello!

[Property is co-listed with my colleague, Suhl Chin]

The post New Listing: Noe Valley Victorian Off Slow Sanchez first appeared on Inside San Francisco Real Estate.

Here are the highlights:

• Three bedrooms, including a private primary suite downstairs
• Two full baths
• Remodeled eat-in kitchen with two skylights
• Living room with floor-to-ceiling windows
• Formal dining room
• Garden with mature fruit trees
• Laundry room
• Garage with ample storage
• Owned solar panels
• Central AC/heat with dual-zone controls

224 Bowdoin is just a few short blocks from the restaurants, shops and services of San Bruno Avenue. Also nearby is McLaren Park and Palega Recreation Center, with easy freeway access to both the South Bay and downtown via 101 and 280.

List price is $1,395,000. See photos and details at 224bowdoin.com.

We’ll be open for the first time on Saturday 9/12 1:00-3:00pm and Sunday 9/13 2:00-4:00pm. Stop in and say hello!

The post Just Listed: 224 Bowdoin first appeared on Inside San Francisco Real Estate.

Property taxes are due twice a year, with the first installment due no later than December 10th. (The second installment is due no later than next April 10th.)

If you purchased a home in the last year, the city will also send you a supplemental tax bill for the difference between the old and new property tax base. That will also show up in the mail with a due date.

You can pay your property tax installment online here. Please note that the city charges a 2.5% fee when you pay online.)

For more fun and info on property taxes, visit the Treasurer and Tax Collector site.

A few ground rules about property taxes, in case you’re new to the game:
Property taxes are based on a percentage of your home’s value. The property tax rate changes slightly each year. The rate is 1.18268325% for fiscal year 2025-2026.

Property taxes are charged on a fiscal year, starting on July 1 and ending on June 30. Taxes are billed in two equal installments, and the bills are sent to homeowners in the last week of October. The first installment covers the period from July 1-December 31st, and it’s delinquent if not paid by December 10. The second installment covers the period from January 1-June 30, and is delinquent if not paid by April 10.

Don’t miss out on the homeowners’ exemption. If you own and occupy a home on January 1 as your principal place of residence, you’re eligible to receive a reduction of up to $7,000 of the dwelling’s taxable value in the form of a Homeowners’ Exemption. You have to contact the Assessor’s office and file a claim. Once you receive the exemption, you don’t have to file the claim each year as long as you own and occupy your residence.

There are various parcel taxes included in your bill. San Francisco loves to put measures on the ballot that involve some sort of annual parcel tax. So you may see a laundry list of small-scale charges on your bill. For example, there’s the Mello-Roos Community Facility District tax, which is about $32 per year. (Mello-Roos districts are designated areas which have issued bonds for various community facilities. There are two districts in the city, one encompassing the entire city and the other in a small area South of Market.)

Don’t forget about supplemental taxes. When a property changes hands, the Assessor’s office reappraises the property and bills the new owners for the difference in taxes resulting from a higher assessed value. The Assessor issues you a supplemental assessment bill which is prorated based on the number of months remaining in the fiscal year ending June 30. And it works both ways; if you paid less than the previous owners for your home, the Assessor will send you a refund for the difference on the tax between the old and new property tax base.

The post The 411 on SF Property Taxes first appeared on Inside San Francisco Real Estate.

But it’s time to wade back into work! If you’re familiar with San Francisco real estate, the inventory flood gates typically open right after Labor Day weekend. But what’s available now, from sellers who may be very motivated to get in contract before they have to compete with a bunch of fresh new listings?

Single-family homes: There are currently 125 homes on the market, with an average list price of $2,334,000 and a median list price of $1,475,000. I’m also seeing 45 upcoming single-family homes listed in the MLS’s Coming Soon section, along with several additional homes being offered as Compass Private Exclusives and through the Top Agent Network.

Condos: There are currently 311 active condo listings, with an average list price of $1,394,000 and a median of $850,000. The average list price is $1,073 per square foot. Of the 311 active listings, 237 are in larger buildings with 10 or more units. There are 54 Coming Soon condo listings, and not a whole lot in my other off-market sources.

One of my favorite current listings is 3 Cottage Row in Lower Pacific Heights (photo courtesy Compass). This is a three-level, two-bedroom historic cottage built in 1882—perfect for buyers who appreciate quintessential San Francisco homes in highly walkable locations. If you’ve never been to Cottage Row, it’s worth a visit. A pedestrian walkway provides the sole property access, and there are only six residences in the row. You’re literally steps from the heart of Fillmore Street, and a stone’s throw to Alta Plaza and Lafayette Parks. List price is $1,745,000 and they’ll be open all weekend in case you’d like to stop by.

The post The SF Fall Market is About To Begin first appeared on Inside San Francisco Real Estate.

The existing owner of the other TIC in the building has to refinance into a condo loan. Both the refi and the buyer’s purchase loan have to close simultaneously. It’s ideal if the refinancing owner works with the same lender the buyer is using. That lender also needs to have experience with TIC sales and condo conversion.

Refinancing tends to take longer than a purchase loan, so it’s good if the existing owner has a head start. (This is not the case if the existing owner doesn’t have a loan, of course.) My clients purchased a condo in the Outer Richmond that was technically a TIC, and they were fortunate to have been preapproved at the outset with Redwood Credit Union, which specializes in TIC loans. The other condo owner in the building also got on board with Redwood, and it was infinitely easier than having two different lenders involved.

You’ll need to get a new HOA insurance policy on the building. The insurance policy on a two-unit building (e.g., two TICs) is different from a homeowners association (HOA) policy for two condos. The latter policy is more expensive, and the new condo owners also need individual unit insurance. Allow sufficient time to get quotes for both the HOA and individual condos. Insurance is increasingly challenging to get because an insurer may require improvements or modifications as a condition of insurance—stuff like a new roof, circuit breaker panel or removing knob & tube wiring.

Do your homework if you’re buying or selling a TIC that will close as a condo. The more preparation you have, the better.

The post What To Know When You Buy or Sell a TIC-to-Condo Property first appeared on Inside San Francisco Real Estate.

1. Noe Valley: Yes, everyone loves Noe for its 24th Street retail corridor, Slow Street Sanchez and diverse architecture amidst tree-lined streets. But it’s also excellent if you need to get downtown regularly. The ideal commuting section of Noe is anywhere east of Sanchez. From there, you can walk to the J Church, and also to the 24th Street BART station.

2. Mission/Mission Dolores: Just next door to Noe is the popular Mission district, with its hot Valencia restaurant/shop/cafe strip. The Mission is directly served by the BART line, which runs downtown and into the East Bay. Ideal areas of the Mission would be within blocks of either the 16th or 24th and Mission stations. And on the Mission Dolores front, you have your 18th Street BiRite/Defina/Tartine empire, which are great places to stop off on your way home from the 16th and Mission BART station, or the J Church.

3. Glen Park: In the heart of Glen Park’s downtown area is the BART hub. This is pretty accessible from most parts of Glen Park, as well as the more northern section of Mission Terrace and the eastern portion of neighboring Sunnyside.

4. Lower Pacific Heights: No rail lines service this area, but buses run frequently to and from downtown on practically every east-west street, including California, Pine, Bush, Sutter, and Post. There’s also an excellent stretch along Fillmore that offers a variety of restaurants, shops and cafes.

5. Cole Valley:  A bit more low key than its Haight Ashbury neighbor, Cole Valley is served by the N Judah. The station is at Carl and Cole, steps from all the restaurants, shops and cafes. The train can get pretty crowded at peak times, but it’s definitely a direct line to downtown.

6. Duboce Triangle: The N Judah also runs through Duboce, but the residents of this very small section of San Francisco can also walk over to Church and Market for the J Church.

7. Eureka Valley/Castro: The Market and Castro Muni station is ideal for Castro dwellers, who have a variety of train lines running to downtown.

8. West Portal: Sleepier than some of the aforementioned nabes, West Portal is a very cool area with a mom-and-pop retail strip that’s pretty much the opposite of Union Street. The area is served by the L Muni line. It may take a little longer to get downtown from this western San Francisco location, but West Portal is the most convenient area west of Twin Peaks for commuting.

9. Hayes Valley: Also the keeper of a hot retail area, Hayes Valley hosts a variety of bus lines that run to Market Street, or you can walk over to the Muni stations at Market and Van Ness or Civic Center to get downtown. You can also walk downtown on a good day.

10. Dogpatch: The Muni T line started running along Third Street back in 2007, and the city has since extended the line through SoMa, Union Square and Chinatown.

The post Top 10 Neighborhoods for Commuting to Downtown San Francisco first appeared on Inside San Francisco Real Estate.

But there can be stronger competition at the peak times, with more inventory on the market that can swing buyers’ heads away from your home. For example, being one of only a handful of nicely presented condos on the market can result in more offers for you.

Though you should take seasonal aspects into concerns, it’s equally important to determine the best time to sell specifically for you. And you’ll need a solid game plan. Here are the main factors you’ll need to sort out:
– Where will I go if I sell?
– Can I buy my next home first, and sell after?
– How long it will take to sell my property?
– How much is my property worth, and how much will I need for my next purchase?
– What will I have to do to get my property ready for sell?
– What are the main selling costs?

As it takes time to develop your game plan, I recommend getting started at least a couple months prior to your targeted selling timeframe. If you’re considering selling this year or next spring, please contact me at 415.823.4656 or eileen@insidesfre.com. I’d be happy to do an initial consult and see how we might work together.

The post When’s The Best Time To Sell in San Francisco? first appeared on Inside San Francisco Real Estate.

A quick look at recent single-family home and condo sales (June 1 – July 15, 2026) doesn’t reveal any smoking guns or big surprises. Of the 339 houses sold, only 23 closed for under list price. This included 1185 Monterey (photo above), a sprawling five-bedroom corner home in Monterey Heights that hit the market for $3,725,000 but ended up fetching $3.3M.

30% of the 377 condos sold in this timeframe closed for under list price. Many of the units were in larger buildings in a variety of neighborhoods, with South Beach making a strong showing.

Many homes that sell for under the list price tend to have one thing in common: They tend to spend more than 21 days or more on the market. So if you spot a house or condo that’s been out there for a few weeks, it may be a good time to test the waters.

The bottom line? Most properties in San Francisco generate competitive offer situations. But condos can offer the most negotiating room. If you’re open to a condo, you’ll most likely find more opportunities in the current market.

The post What’s Selling for Under Asking in San Francisco? first appeared on Inside San Francisco Real Estate.

A lot of people are apparently thinking about living close to Chase Center—or near their jobs at one of the many medical, biotech or AI companies that dot Mission Bay’s landscape. The neighborhood is also attracting active retirees and empty nesters seeking a walkable location near activities, restaurants, parks and transit.

The most common condo configurations you’ll find in Mission Bay are one- and two-bedrooms. Here’s a look at the stats based on sales from April 1 – July 15, 2026:

1BRs: Median: $825,000 | $1,039/sq ft

2BRs: Median: $1,580,000 | $1,212/sq ft

There are two Mission Bay fees associated with condo purchases. One is a 0.25% (of the purchase price) community transfer tax, along with a $41/month Mission Bay maintenance fee.

What are your options in this popular and growing neighborhood? I’ve surveyed current inventory and have come up with a trio of listings to consider in some of the most desirable buildings:

480 Mission Bay Blvd #917 (Madrone)
1BR | 1.5BA | 1,195 sq ft | 1 pkg
HOA dues: $1,335/month
329 units | Built 212
$1,250,000

This spacious one-bedroom unit at Madrone has panoramic city, water and southwest views and a private glass balcony. The kitchen has an oversized peninsula, Thermador and Bosch appliances, marble mosaic tile backsplash and there’s also an elegant built-in bar area. And the full bath features dual vanities, along with an oversized walk-in shower and built-in bench seating. Madrone amenities include 24-hour attended lobby; fitness center; steam room and sauna; heated outdoor pool and sun deck; theater; resident lounge and business center.  (Photo courtesy Real Brokerage Technologies)

________________

330 Mission Bay Blvd. North #509 (Radiance)
1BR | 1BA | 974 sq ft | 1 pkg
HOA dues: $1,244/month
99 units | Built 2008
$1,195,000

I visited Radiance when its first building was under construction back in 2006/2007 and we “toured” it via the sales office. The financial crisis hit, but construction on the second building at 330 Mission Bay Blvd. North began several years later. The location is great, right next to the waterfront. South-facing #509 gets nice natural light and was recently refreshed with newly refinished hardwood floors, quartz countertops and updated lighting. There’s also a large alcove that’s perfect for those work-from-home days. Radiance offers a resident lounge; fully equipped fitness center; barbecue areas; waterfront park terrace; fire pit and outdoor gathering spaces with panoramic Bay views. (Photo courtesy Jupiter Real Estate Group)

________________

1000 3rd Street #1305 (One Mission Bay)
2BR + den | 2BA | 1,218 sq ft | 1 pkg
HOA dues: $1,081/month
350 units | Built 2018
$1,698,000

Off-market alert! 1000 3rd Street #1305 is a bright, high-floor residence with spectacular views of the Bay, Potrero Hill and Mission Creek. As you can see from the photo above (from when the unit was last on the market), #1305 has an open-concept living/kitchen area, as well as a split-bedroom floor plan for enhanced privacy. The primary suite features southwestern views, en suite bathroom with double vanity, and there is also a versatile den ideal for home office, guest room or a maker space. Residents at One Mission Bay enjoy the 24-hr attended lobby; heated outdoor pool\hot tub; BBQ area; fitness center and sauna and bike storage. (Photo courtesy Engel & Voelkers San Francisco)

________________

Give me a shout if you’re interested in discussing your home search. And please note that these are not my listings, but I can certainly schedule a showing and represent you in a sale. I’m at eileen@insidesfre.com or 415.823.4656.

The post What You Can Buy: Mission Bay Condos first appeared on Inside San Francisco Real Estate.

Maybe you need more space or just want to lay down roots in a different neighborhood. Where do you begin with it all?

I’ve been selling real estate in the city since 2002, and have represented many successful buyers. Here’s what I typically advise:

Be completely preapproved for a loan. You may be in a competitive offer situation, with buyers waiving contingencies to stand out. Make sure you’ve submitted all required documents to your lender, and consult with him or her to see what latitude you may have when it comes to, for example, waiving a loan or appraisal contingency.

Know what you can—and can’t—afford. Study comparable sales with your agent to figure out where your budget will take you. For example, if you’re seeking a three-bedroom house in Bernal Heights, know the average price for that type of home. If your purchasing power is nowhere near that, it might be a good idea to expand your geographical area and not spin wheels. Review comparable sales you could’ve seen yourself buying, and make sure your budget is in line with what you like.

Don’t get sucked into list price lures. The list-low, sell-for-more pattern has basically been a mainstay in San Francisco. If you’re preapproved for up to $1.5M, look at houses that are listed for lower. (How much lower will depend on neighborhood and other factors.) Focus more on the realistic value range of a given property.

Decide what your true purchase price max is. You may end up in a counter offer situation, faced with boosting your purchase price in order to get the home. It’s a sound idea to know how far you can go so you can negotiate accurately. How will that additional $50,000 or $100,000 affect your mortgage payments? Talk it over with your lender to avoid frantic phone calls when you’re up against a counter deadline.

Be willing to make trade-offs and compromises. Very few people find the “perfect” home. There are pros and cons, and you have to figure out what you can live with. For example, you need parking and the condo you like comes with tandem parking. Not ideal, but workable when you consider you’ll also be getting in-unit laundry, low HOA dues and outdoor space. Come to terms with the fact that San Francisco properties are not cookie cutter, have their quirks and demand careful consideration when it comes to the details.

Sit out the offer situations where you probably don’t have a chance. If your agent is telling you that the property you love has 30 disclosure packages out, it may be best to sit that one out unless you have the wherewithal to bid big and waive all contingencies. There’s nothing like losing out on multiple properties to discourage your home-buying efforts. Trust your agent to guide you toward the offer situations where you’ll have a chance.

The post My Top Tips for a Successful Home Search first appeared on Inside San Francisco Real Estate.