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.

#202N comes complete with remodeled bathroom, new kitchen appliances and countertops, handsome hardwood floors and gas fireplace.  There’s also ample closest space, a large laundry room on the ground floor and an independent parking space. HOA dues are $901/month and include earthquake insurance.

It’s rare to have awesome views from every room, but #202N has them:

Diamond Heights Village was built in the 1970s and has just under 400 units in the complex.  Resort-style amenities include heated outdoor pool, fitness room, koi ponds and bridges in the common areas and club room. You’re a short walk away from the Diamond Heights Safeway, and just up the hill from Noe Valley.

15 Red Rock #202N sold for $785,000.

Congratulations to my lovely clients on their beautiful new home!

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

Here’s how San Francisco stacks up for record-breaking sales:

2025-2026 Record Setters

Cole Valley
63 Carmel | $9,350,000 | Dec 2025

Noe Valley
752 Elizabeth | $9.6M | Sept 2025

Outer Parkside
2020 Great Highway | $7.1M | June 2025
Fun fact: This sale broke its own record, topping the $6,575,000 price paid by the house’s previous owners in February 2021.

Glen Park
21 Everson | $12,486,960 | May 2025

St. Francis Wood
1601 Monterey Blvd | $7,250,000 | Jan 2025

__________________

Still The Ones To Beat:

Russian Hill 
825 Francisco | $22,100,000 | Nov 2024

Sea Cliff
290 Sea Cliff Avenue | $26M |July 2024

Golden Gate Heights
565 Ortega | $5,550,000 | April 2024

Presidio Heights
3450 Washington | $34,500,000 | March 2023

Cow Hollow
2582 Filbert | $46M | Jan 2022

Forest Hill
2181 9^th Avenue | $5,723,000 | Dec 2021

Diamond Heights
43 Topaz Way | $6,025,000 | Oct 2021

Marina
490 Avila | $19,750,000 | Oct 2021

Lake Street
151 24^th Avenue | $8,650,000 | Sept 2021

Alamo Square
711 Scott | $7,830,000 | July 2021

Mission Dolores
50 Oakwood | $7.3M | June 2021

Lower Pacific Heights
1901 Scott | $13M | June 2021

NoPa
1045 Divisadero | $6M | March 2021

Clarendon Heights
150 Glenbrook | $17,500,000 | Feb 2021

Eureka Valley
365 Liberty | $9.5M | Jan 2021

Inner Sunset
1426 6^th Avenue | $4.5M | August 2020

Jordan Park/Laurel Heights
126 Commonwealth | $9M | Dec 2018

Nob Hill
1266 Washington | $16M | Oct 2018

Pacific Heights
2900 Broadway | $32M | Nov 2018

Telegraph Hill
298 Chestnut | $13,750,000 | Dec 2017

Potrero Hill
1740 20^th St | $9.5M | Sept 2015

Buena Vista/Ashbury Heights
737 Buena Vista | $10M | Oct 2014

Sales data pulled from on- and off-market sales reported in the San Francisco Multiple Listing Service

Photo above of 21 Everson in Glen Park courtesy Vanguard Properties

The post Record Sales Rising—But Not Everywhere first appeared on Inside San Francisco Real Estate.

The good news is that most voluntary seismic upgrades are relatively straightforward, and you typically don’t need to move out during construction. The first step is consulting a structural engineer for a site visit. They’ll assess your home and recommend the most effective ways to strengthen it. Common improvements include installing shear walls (panels that resist lateral earthquake forces), reinforcing garage posts with proper concrete footings, bolting the house to its foundation, adding posts and improving post-to-beam connections.

If your home has a brick foundation, replacing it with a concrete foundation is one of the most impactful upgrades you can make. It’s also the most expensive—but often well worth it in the long run.

Seismic soundness is particularly important if you have two or more stories over a garage or on liquefaction.

If you’re ready to embark on an upgrade, I highly recommend contacting Matt Coelho of Hom-Pisano Engineering. Matt has consulted with several of my clients and knows his stuff.

Keep in mind that certain seismic upgrades may qualify you for insurance discounts. Check the California Earthquake Authority’s site for details, and speak with your home insurance provider to understand what discounts may apply to your specific policy.

The post Seismic Upgrades Worth the Money first appeared on Inside San Francisco Real Estate.

These outsized overbids are spread across several neighborhoods, but there’s a clear concentration in Noe and Eureka Valleys. That’s hardly surprising. Much of the cash driving today’s market is coming from AI employees eager to buy in some of the city’s most popular, picturesque south-end neighborhoods—close to vibrant retail corridors and convenient freeway access. Tech families have gravitated to Noe and Eureka Valleys for years.

I’ve tallied 29 sales that have closed at $1 million or more over list price since January 1, 2025. Of those, 13 were in Noe and Eureka Valleys.

If you’re curious, here’s the Noe/Eureka Valley lineup for 2025-2026. And yes, there’s more than one $2 million overbid on the list. If you’re aware of a sale that I may have missed, please let me know at eileen@insidesfre.com:

2026
279 Diamond
List price: $3,500,000
Sold: $4,580,000

3616 21st St
List: $2,188,000
Sold: $4,225,888

3622 21st St
List: $1,988,000
Sold: $3,300,000

133 Vicksburg
List: $2,700,000
Sold: $3,750,000

826 Diamond
List: $3,500,000
Sold: $4,650,000

818 Douglass
List: $5,900,000
Sold: $7,250,000

3853 22nd St
List: $2,600,000
Sold: $4,575,000

323 Eureka
List: $3,495,000
Sold: $5,000,000

Honorable mention:
4241 25th St (the only condo in the list)
List: $2,895,000
Sold: $3,825,000
(Another $70,000 would’ve hit the $1M mark)

2025
3946-3948 19th St
List price: $3,785,000
Sold: $4,900,000

3726 21st St
List price: $1,995,000
Sold: $3,050,000

4221 26th St
List price: $2,200,000
Sold: $3,250,000

466 Liberty
List price: $2,700,000
Sold: $3,855,000

4141 23rd St
List price: $5,000,000
Sold: $6,000,000

It’s worth noting that citywide overbidding activity has happened on single-family homes listed for $2M or more that attracted a landslide of interest when they were on the market. And yes, buyers paid cash for most of the homes in the above list.

[Photo above of 826 Diamond courtesy City Real Estate]

[All data courtesy of the SF Multiple Listing Service. I did not include any off-market sales here.]

The post Noe/Eureka Valleys Ground Zero for $1M+ Overbids first appeared on Inside San Francisco Real Estate.

Single-family homes in San Francisco are typically more valuable because they appeal to a broader pool of buyers—people who want a straightforward home without tenants or the responsibility of managing multiple units. So it stands to reason that there might be more than a few multi-unit building owners who’d love to turn their property into a house.

But the city rarely approves this type of change because it will reduce the number of housing units available. If an owner is somehow allowed to undertake this renovation, he or she will need the proper permits.

Your home-buying due diligence should begin with the building permit history (called the 3R), which is included in the disclosure package. The 3R is a key document in determining exactly what you’re buying. Item 1A lists the building’s “present authorized occupancy or use.” For a house, you should see “one-family dwelling.” If it instead says, for example, “four-unit dwelling,” that’s a red flag.

If the authorized use doesn’t match the current configuration, you run the risk of a neighbor or member of the public filing a complaint alleging that the property was improperly converted. The city would then investigate and likely request access to inspect the property. If the physical layout doesn’t correspond to the authorized occupancy, you could be required to restore the building to its original multi-unit configuration.

There are, of course, nuances to every situation, and outcomes can vary. But do you really want to be the one navigating a city investigation and potentially facing significant costs to undo renovations after you’ve already closed?

Pro tip: Review the 3R carefully, along with the tax records, and make sure you fully understand the risks before purchasing a property with unpermitted changes. A little diligence upfront can help you avoid a major and expensive headache later.

The post Is That House You’re Buying Really A Multi-Unit Building? first appeared on Inside San Francisco Real Estate.

These circular patterns identify underground water cisterns that function as emergency water sources in case a major fire breaks out.

There are reportedly 170 to 200 underground cisterns scattered around the city, some of which hold up to 90,000 gallons of water. After massive fires dating back to the mid-1800s destroyed large swaths of the city, followed by the devastating 1906 earthquake-related ones, city planners decided to construct the cisterns for an auxiliary supply. (The one above is at the corner of Dolores & 28th Street, near my home. The cistern below it holds 75,000 gallons of water.) Today, the cisterns are part of our overall emergency water supply that includes water reservoirs, fire boats, suction connections and pump stations.

Here’s a photo of an actual underground cistern (photo courtesy of Robin Scheswohl/San Francisco Public Utilities Commission):

Fire fighters can drop their hoses into the cisterns and tap the water supply if needed.

Curious where the cistern closest to your home is? Here’s a link to the SF Fire Department’s list of cistern locations.

The post What Are Those Brick Circles in the Pavement? first appeared on Inside San Francisco Real Estate.

Here’s how it works: States pass laws that allow local governments to establish PACE programs, which offer financing to homeowners for energy-efficient improvements. One such program with which I have transactional experience is the Home Energy Renovation Opportunity (HERO) loan. This program finances energy-efficient upgrades, and homeowners then repay the loan through an additional line item on their property tax bill.

What homeowners may not realize is that when it comes time to sell, they will likely have to pay off the remaining balance of the loan at closing. PACE loans, much like property taxes, must be paid in full before the mortgage lender can collect what it’s owed in the event of a foreclosure. This means that a buyer’s lender will not approve a loan on a property unless it’s guaranteed to be paid before the PACE loan is settled, and the PACE program will not subordinate itself to a new mortgage lender.

Unless you’re selling to a cash buyer, you’ll probably need to pay off the entire PACE lien before closing the sale. If the buyer is willing to assume the loan, he or she must also meet the requirements to qualify for the loan assumption and agree to the repayment schedule.

PACE programs can offer valuable benefits, but homeowners should carefully consider the amount they are financing, the repayment terms and how it affects their home’s equity. If the balance owed on the property is higher than its market value due to a large PACE loan, homeowners could face a short sale situation.

For buyers, it’s important to check the preliminary title report and other disclosures to ensure there are no unexpected PACE liens attached to the property before proceeding with the purchase.

And by the way, my Bernal listing worked out just fine after we sorted out the details. I’m now in good shape to handle my next transaction involving a PACE lien, so bring it on.

The post Prepare To Pay Off PACE Loan When You Sell first appeared on Inside San Francisco Real Estate.