We’ve seen 71 homes close for at least $1 million over the list price from January through May 15. March accounted for 14 of those sales, April added another 31 and the first half of May contributed 16 more. At this pace, May could easily surpass April by month’s end.

More than half of these outsized overbids were all-cash purchases. And the list prices most likely to generate massive bidding wars were concentrated in the high-$1M to low-$3M range.

That said, it’s important to keep the broader market in perspective. A total of 733 houses sold during this same period, meaning these $1M+ overbids accounted for just under 10% of all sales. In other words, more than 90% of homes sold without reaching these extreme overbid levels. If you’re shopping for a house in San Francisco, chances are you won’t encounter this kind of competition most of the time.

Which neighborhoods are seeing the most of the eye-popping overbids? Here’s the breakdown:

The post How’s the SF Market House Doing with $1M+ Overbids? first appeared on Inside San Francisco Real Estate.

#302 has an open, airy floor plan with a bright great room, floor-to-ceiling windows, remote-controlled Levolor shades and a private terrace. The chef’s kitchen is equipped with Studio Becker cabinetry, a movable island with breakfast bar, Caesarstone countertops, Thermador gas range and built-in oven, Bosch dishwasher, Sub-Zero refrigerator with wood panels, and a wine refrigerator.

The spacious, Bay-facing primary suite also features remote-controlled Levolor shades, two closets including a walk-in and a spa-like en suite bathroom with Italian porcelain tile, a Victoria + Albert soaking tub and a large separate tiled shower.

Down the hall, two additional bedrooms offer custom window shutters and ample closet space, accompanied by a second full bathroom and an in-unit laundry closet with Bosch washer and dryer. There’s also a convenient entry hall with two large closets and powder room with designer-inspired wallpaper.

Built in 2016, LuXe is a coveted building with amenities including a grand lobby with front desk attendant, community room, outdoor patio, bike storage, and guest parking. Ideally located near premier Polk Street shopping, dining, cafes, Bi-Rite, parks, fitness studios, public transit, and North Bay freeway access. List price is $2,800,000.

We’ll be showing this special home by appointment, so please get in touch if you’d like to schedule a time to visit.

And check out our property Web site here for full photo gallery, floor plan and more details!

The post Off-Market Exclusive: 1650 Broadway #302 first appeared on Inside San Francisco Real Estate.

Maybe you have that job relocation possibility in Denver? Or you’ve owned your house in the Sunset for the last 25 years and would rather be living in wine country? There are plenty of reasons you might be considering a big move, and I’m here to tell you that you should take advantage of the market while it’s still in your favor.

If your property requires any type of compromise, buyers are much more willing to make one (or three) in the current market. What are some compromises that buyers in the current market may overlook?
– No parking, or tandem parking with one or more cars
– House with no yard or outdoor space—or one that backs up to a restaurant or school yard
– Location that’s not near retail or public transportation
– Situated on a high-traffic street, or transportation line
– Condo with particularly limiting HOA restrictions (pets, rentals)
– Awkward floor plan
– Low curb appeal that can’t be easily helped (I’m thinking faux stone, or starters)
– Ridiculous amount of stairs at the entrance
– Older building with no heat
– Multi-unit building with low rents and deferred maintenance.

I could go on. But you get the point. Give me a shout (eileen@insidesfre.com | 415.823.4656) if you’re ready to talk about your property’s value. I can craft a custom marketing plan that will win over home buyers and convince them that they can work with whatever objections they might have.

The post Sell Now If Your Home Calls for Compromise first appeared on Inside San Francisco Real Estate.

The Department of Building Inspection (DBI) is changing the maximum flush volumes and flow rates starting on May 15, 2026. Homeowners need to make sure they’re in compliance with the new requirements by the time escrow closes.

Here’s a quick rundown on what’s about to come into play later this month:

Showerheads and faucets

• Must have a maximum flow rate of 1.8 gallons per minute
• Previously allowed 2.2–2.5 GPM fixtures will no longer be compliant

Toilets

• New maximum flush volume: of 1.28 gallons per flush
• Previously compliant 1.6 GPF toilets must now be replaced

Sellers may request an exemption from replacing a toilet if doing so would compromise the historical integrity of the building. Exemptions may also be granted for showerheads required for medical reasons.

These changes will result in higher costs for sellers who may need to replace their toilet bowls and fixtures. Best to get ahead of it and have your water conservation inspection early in the sale process. And take it from me:  If you have a more complicated toilet setup that doesn’t meet the latest requirements—for example, a wall-mounted toilet—I highly recommend switching it out before you go on the market.

The post New SF Water Conservation Rules Start on May 15th first appeared on Inside San Francisco Real Estate.

Here’s a quick tour:

A gracious foyer welcomes you, while classic 1930s details—curved archways, rich moldings and coved ceilings—set an elegant tone. The living room features a fireplace with decorative mantel and Carrara marble threshold, distinctive Artemide sconces, Juliet balcony and corner windows with views of Sutro Tower.

The formal dining room is illuminated by a striking Anthologie Quartett crystal chandelier. Beautifully remodeled eat-in kitchen includes a Viking range and hood, garden window, built-in shelving, white cabinetry and Caesarstone countertops.

Two spacious bedrooms with bay windows overlook the garden, including a primary with walk-in closet. The updated hall bath offers marble accents, Restoration Hardware vanity, soaking tub and separate shower. Upstairs, the third bedroom showcases panoramic views of Mt. Davidson, Sutro Tower, St. Brendan’s church and even a bit of the ocean—ideal for a home office or guest room, with potential to expand into a primary suite.

And the spacious lower level has a versatile family room, full bath, light oak Monarch Plank wood floors and large closet.  French doors open to a sunny garden with lemon and pear trees, Bird of Paradise, Camellia and plenty of room for enjoying an indoor-outdoor lifestyle.

Amenities include separate laundry room, interior garage access, custom drapes and window treatments and August smart locks. Excellent location near Miraloma Park Shopping Center, top-rated schools including prestigious St. Brendan Elementary, Forest Hill Muni station and minutes from the shops and dining of West Portal Village.

We’ll be open for the first time this Saturday 5/2 (1-3pm) and Sunday 5/3 (2-4pm). List price is $2,195,000.

Visit our Web site for more photos and details!

The post New Listing: 151 Ulloa in Forest Hill Extension first appeared on Inside San Francisco Real Estate.

We professionally staged the home (thank you, Omeka at Wolfe Interiors & Design, for another great job!), painted and changed out light fixtures to create a look that would appeal to buyers seeking a move-in ready condo. Anderson offered an exceptional neighborhood location steps from the heart of popular Cortland Avenue’s retail corridor. Listed at $1,195,000, the condo also had independent parking, exclusive-use laundry and storage and a private deck.

The outcome? Multiple offers from well-qualified buyers. My clients accepted an all-cash offer for $1,425,000 with a seven-day close. Congratulations to everyone involved!

The post Just Sold: 267A Anderson in Bernal Heights first appeared on Inside San Francisco Real Estate.

But here’s a more cosmic question: What if your perfect neighborhood isn’t just about logistics and is…written in the stars?

Astrology may not show up on a mortgage checklist, but it does say a lot about how you move through the world. A fiery extrovert might thrive in the buzz of the Mission, while a homebody water sign could crave fog, quiet and a view.

At Corcoran Icon Properties, we like to say, “Live who you are.” So why not take that literally?

Let’s have a little fun matching each zodiac sign to San Francisco’s neighborhoods:

ARIES (Mar 21-Apr 20): Daring, spontaneous and full of energy, you’ll appreciate constantly developing Mission Bay. The neighborhood bustles with activity from the AI, biotech and medical industries. And the adjacent waterfront offers a variety of activities, from Giants/Warriors/Valkyries games to concerts and new restaurants.

TAURUS (Apr 21-May 21): Your down-to-earth spirit, taste for finer things and appreciation for tradition and security may lead you to Nob Hill. It’s a classic San Francisco neighborhood that has a thriving art scene, diverse food culture and access to outdoor adventures further north.

GEMINI (May 22-June 21): You’re youthful, lively, adaptable and easily bored. (That’s me!) One minute you want to be social, the next you want to commune with nature. Cow Hollow is a good bet. You can roam outdoor bars, restaurants and cafes parklets along Union Street. If you get tired of that, head to the waterfront or cross the nearby Golden Gate Bridge and commune with nature in Marin.

CANCER (June 22-July 22): Emotional, imaginative and moody Cancers will feel right at home by the water in the Outer Richmond. There’s space to breathe, and easy access to Land’s End when you want to stand at the edge of the world and contemplate life. But you adapt easily to sea or land. So whether it’s a run, walk or bike on the Great Highway alongside Ocean Beach or in Golden Gate Park, you’ll be happy in this neighborhood.

LEO (July 23-Aug 21): Ah, Leo. You’re a social butterfly, a cool creative and an entrepreneur all in one. But you can be a bit pompous and patronizing at times, too. That’s why Potrero Hill is a perfect fit. You can look down from atop the hill and have command over your city. Because it’s all at your fingertips, from excellent dinner and brunch spots to a vibrant design center. And there’s a Whole Foods there, because where else would you buy your groceries?

VIRGO (Aug 22-Sep 23): You’re analytical, modest, shy, practical and diligent; you may in fact be an accountant or work in finance. Consider Westwood Park. This quiet, more suburban area has a unique, oval former racetrack at its center, and a very organized grid of streets around it. Ocean Avenue is a few blocks away, with Muni access to downtown, as well as the Balboa Park BART station. And it’s only a few minutes’ drive to 280 and the South Bay.

LIBRA (Sept 24-Oct 23): Being romantic, charming, easygoing, sociable and peaceable means you’ll love walking out your door and being able to hang out at cafes or a highly urban park where you can meet friends and take your usual neutral position on politics and other issues. Your well-trained aesthetic eye is also often drawn to classic San Francisco Victorian and Edwardian architecture. Focus your house hunt on Mission Dolores. You can hang in Dolores Park, or wander into the Mission to enjoy its numerous cafes, restaurants, art galleries or shops.

SCORPIO (Oct 24-Nov 22): There’s nothing like a good dose of power and drama to light up a Scorpio. You’re full of life, determined, magnetic and need a neighborhood to match. Try South Beach. Filled with some of the city’s renowned restaurants and bars, South Beach also has a great waterfront along the Embarcadero—and a variety of vendors and restaurants in the excellent Ferry Building.

SAGITTARIUS (Nov 23-Dec 22): Restless, optimistic Sagittarius are also philosophical and intellectual. They are great candidates for the culture, history and vibe in North Beach. Grabbing coffee at one of the many cafes, popping in at City Lights bookstore and hanging out in Washington Square Park are great ways to spend time in your neighborhood. It’ll be easy to carve out your haunts and regularly throw a few new ones in, too.

CAPRICORN (Dec 23-Jan 20): You are success driven, but also seek stability and have a practical bent. Russian Hill will make you feel right at home. One of San Francisco’s icons, Russian Hill sets the bar for what makes a neighborhood great. You’ll be thrilled with the classic, Tales of the City architecture, Polk Street shops and restaurants, and the picturesque streets.

AQUARIUS (Jan 21-Feb 19): Witty, clever, humanitarian, inventive and original—Aquarius feel most at home in Bernal Heights. The neighborhood has a strong sense of community, and a variety of interesting, independently operated small businesses along Cortland. Because it’s all there—artisanal goods, brewery, sushi and more.

PISCES (Feb 20-Mar 20): You’re artistic, imaginative and musical. That’s why Hayes Valley is a great neighborhood pick. You can enjoy a glass of champagne on one block, buy gourmet chocolates on another, or spend an evening attending performances at the SF Jazz Center, Symphony, Ballet or Opera when they’re back in action.

The post Let The Stars Guide Your House Hunt first appeared on Inside San Francisco Real Estate.

That decision came last week on April 7th, when the Board unanimously vetoed the owners’ appeal, as reported by SFist.

Everyone seems to have an opinion about this case, with some sympathizing with the owners and others believing that they took a risk that didn’t pay off.

To me, the outcome highlights the risks contractors, developers and homeowners take when they alter a multi-unit building to function as a single-family home. In my 23 years of selling real estate in the city, I’ve seen many such illegal conversions. The appeal is clear: Single-family homes typically command higher prices and attract a broader pool of buyers than three- or four-unit properties. But the flip side is that the city is highly protective of its housing stock and reluctant to lose units.

Anyone considering converting multiple units into a single home–or purchasing a property with a questionable permit history–should take note of this decision. It’s becoming increasingly difficult to fly under the radar, and the cost of correcting an illegal conversion can be significant in time and money.

The post Supervisors Reject Telegraph Hill Home Appeal first appeared on Inside San Francisco Real Estate.

267A Anderson is the definition of a move-in ready home. The sellers have masterfully remodeled the kitchen and two bathrooms, and there are three good-size bedrooms. The kitchen is the centerpiece of the home, with its large island, tons of clever and useful storage features and array of premium appliances.

At the rear of the unit is the primary bedroom with en suite bath, as well as direct access to a private deck. Amenities include two storage spaces, side-by-side parking and exclusive-use laundry in the garage.

267A Anderson is steps from the shops, restaurants, grocery store and services that have made Bernal Heights one of the most popular neighborhoods in San Francisco.

We’ll be open for the first time this weekend on Saturday 4/11 (1:00-3:00pm), and Sunday 4/12 (2:00-4:00pm).

List price is $1,195,000. See more at 267a-anderson.com

The post Just Listed: 3BR/2BA North Slope Bernal Condo first appeared on Inside San Francisco Real Estate.

A bit of background: These agencies help keep money flowing in the housing market by purchasing loans from lenders. Their new guidelines are designed to reduce lender risk for loans up to $832,750.

Here’s what’s changing, according to the National Association of Realtors:

Smaller condo projects (10 units or fewer) may now qualify for a waiver of project review. This is especially helpful in markets like San Francisco, where smaller HOAs are common.

The Limited Review process is being eliminated. More properties will now require a Full Review, meaning additional documentation and scrutiny.

There will be higher reserve requirements. HOAs will need to allocate 15% of their annual budget toward reserves (up from 10%) for projects undergoing Full Review, starting in 2027. However, one- to four-unit condo buildings should still be eligible for a project review waiver—though the lender may ask for a letter from the HOA stating that there are no unaddressed significant repairs outstanding.

What this means for buyers and sellers:

• Smaller buildings may benefit from a more streamlined financing process
• Larger buildings will face stricter documentation and reserve requirements, which could lead to higher HOA dues or special assessments
• Lenders will place greater emphasis on HOA financials, including budgets, reserve studies and insurance
• Expect longer loan approval and closing timelines for larger condo projects.

A good rule of thumb: Have your lender review key HOA documents before submitting an offer.

And remember, these guidelines apply to loans up to $832,750.

The post New Loan Guidelines Tighten Financing for Condo Buyers first appeared on Inside San Francisco Real Estate.