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, August smart locks and newer roof. 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.

#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.