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)

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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)

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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)

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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.

However, there are certain property upgrades that should be appreciated and valued more than I think they are in San Francisco. Here are some improvements that I think buyers should put at the top of their appreciation list if the sellers have already done them:

• New foundation
• New furnace and ductwork
• New roof
• Seismic upgrades
• Dry rot/termite damage repair, particularly if it relates to what’s called “faulty grade” (earth-to-wood contact), decking, front stairs
• New electrical panels and systems (especially as insurers reject some homes due to outdated electrical).

Though you can’t necessarily see these sorts of repairs in slick marketing photos, they’re important building components that need attention and represent substantial expense. I think buyers should highly value these sorts of improvements if the seller has already done them, because they’ll translate into saving time and money during property ownership.

The post Good Value in Behind-The-Scenes Home Improvements first appeared on Inside San Francisco Real Estate.

I’ve surveyed my off-market sources and have come up with a batch of hand-picked condo listings in excellent San Francisco locations, available to see privately now:

Lake Street
2BR/2BA, 1000 sq ft
1 pkg
$1,298,000

I’m loving this renovated condo in a handsome four-unit building at the corner of 5th Avenue and California. Amenities include recessed lighting in the living areas, smooth-finish walls, refinished hardwood floors throughout, in-unit laundry, parking and storage. You’re just two blocks from the Presidio and a block from the heart of Clement Street—an ideal west side spot. (Photo courtesy Compass)

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Noe Valley Condo
2BR/1BA, 812 sq ft
1 pkg
$1,098,000

This condo on a lovely street one block from 24th Street checks all the boxes—updated Victorian with well-preserved architectural details, gas fireplace, eat-in kitchen, private deck, in-unit laundry, storage and one-car parking. Highly recommend for buyers who appreciate renovated homes that still have their soul intact.  (Photos courtesy Corcoran Icon Properties)

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NoPa
2BR/2BA, 1171 sq ft
1 pkg
$1,195,000

Looking for a bright, centrally located condo with nice natural light, hardwood floors and a renovated kitchen? Did I mention a dining area with treetop views and a private balcony, as well as a primary suite with a walk-in closet and bath with dual vanity? In-unit laundry, extra storage and one-car parking top everything off. Location is a few blocks from Alamo Square and right near Divisadero shops and restaurants.  (Photos courtesy Compass)

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Mission Bay
1BR/1BA, 837 sq ft
1 pkg
$1,050,000

This bright condo at One Mission Bay is owner occupied, and the sellers are interested in an off-market sale. Highlights include living and dining areas with a private patio overlooking the park and water, gourmet kitchen and custom flooring/window coverings. There’s also a large walk-in closet, in-unit laundry and one-car parking. One Mission Bay is a premier building recently constructed in 2018 that offers resort-style amenities like a catering kitchen, dog wash station, 24-hour attended lobby, fitness center, heated outdoor pool and spa. The building is steps from waterfront parks, Chase Center and everything Mission Bay has to offer. (Photos courtesy Compass)

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: Off-Market Condos first appeared on Inside San Francisco Real Estate.

Spanning three levels, 2031 9th Avenue has Twin Peaks views from the living room, and two top-floor en suite bedrooms. The primary has a large, attached deck with peek-a-boo views of the Golden Gate Bridge:

The main level has a large kitchen open to the living/dining areas, along with two additional bedrooms and a family room down.

This single-family home has a fantastic location near Murphy Playground, Forest Hill Muni Station and Irving Street cafes and shops.

We competed with five other offers and were fortunate enough to get the property. Sold for $2,510,000.

The post Just Sold: 2031 9th Avenue in Forest Hill first appeared on Inside San Francisco Real Estate.

Although the home never hit the public MLS, we generated strong interest by getting the word out among the agent community and directly marketing to current LuXe residents. That strategy paid off: An existing owner in the building recognized an opportunity to upgrade within a community he already loved and ultimately became the buyer.

The sale highlights several trends I’m seeing in today’s market. Larger, well-designed condos remain in short supply, particularly those with coveted north-facing outlooks and sweeping Bay and bridge views. It also speaks to LuXe’s enduring appeal; when residents choose to stay in a building and move within it rather than leave, it’s often one of the strongest endorsements a property can receive. Finally, the sale reflects the continued strengthening of San Francisco’s condo market, where exceptional homes are attracting motivated buyers even without public exposure.

#302 sold at its $2.8M list price.

Congratulations to my wonderful clients on a successful sale, and welcome to the next owner of this terrific home.

The post Just Sold: Pacific Heights View Condo first appeared on Inside San Francisco Real Estate.