The living room is an inviting place to relax, with a decorative fireplace, built-in shelving, and leafy outlooks. Pocket doors open to a double-parlor bedroom with a custom closet system. Two additional bedrooms include a spacious primary and a front room well suited to an office, nursery or guest room.

A formal dining room offers an elegant setting for dinners and gatherings, while at the rear of the home, the remodeled eat-in kitchen features a center island, custom cabinetry, stainless-steel appliances, and direct access to a sunny private deck with built-in bench seating. Stairs from the deck lead down to a shared patio and yard.

Two full baths include one with clawfoot tub, oversized shower and ample storage. Additional amenities include in-unit laundry, central heat with Nest thermostat, newer windows, independent garage parking and exclusive-use storage room. HOA dues are $500/month and include building insurance, water and trash.

Located in the vibrant Mission, this home is close to the restaurants, cafés, and shops along 24th Street and Valencia. Well connected for commuters, with easy access to BART, freeways and tech shuttle stops.

List price is $1,295,000

See more at 279bartlett.com

We’ll be open this weekend on Saturday 10/10 (2:00-4:00) and Sunday 10/11 (1:00-3:00). Stop in and say hello!

The post Just Listed: Victorian Condo in the Mission first appeared on Inside San Francisco Real Estate.

We received multiple offers and closed for $1,575,000. Congrats to my client, with whom this was my fourth transaction. And best wishes to the new 224 Bowdoin owners!

The post Just Sold: Charming Portola Home first appeared on Inside San Francisco Real Estate.

Construction defects are unfortunately pretty common in new buildings—everything from water intrusion (the most common one) to inadequate ventilation or faulty sewer systems. It’s actually quite common for homeowners associations (HOAs) to investigate any and all building components and their potential issues within the first ten years of construction. That’s the timeframe HOAs have to report defects to the developer if there’s any hope in getting repairs done, as per what’s called SB 800.

SB 800 is a law that went into effect in 2002. It’s applicable to all newly constructed single-family homes or condos intended to be sold as individual dwelling units where the purchase agreement was signed by the seller on or after January 1, 2003. (But it doesn’t apply to condo conversions.) Here are the law’s key points​:

There are seven building components covered under SB 800. Defects you discover related to water intrusion, structural, soils, fire protection, plumbing, sewer and electrical are all included.

There are different statutes of limitation for different claims. There’s a general ten-year timeframe for reporting construction defects. More specific items in categories like paint, plumbing/sewer systems, earth-to-wood contact, and what’s called “fit and finish” (cabinets, flooring, and the like) have a one- to five-year warranty, depending on what category you’re talking about.

If you discover a defect, you can’t immediately file a lawsuit. One of SB 800’s goals is to reduce litigation between builders and homeowners. The law outlines a detailed pre-litigation procedure that a homeowner has to follow before filing any lawsuits—stuff like giving written notice of the defect to the builder via certified mail. Builders have a specific timeframe in which to investigate and respond to the claim. Mediation can be involved. If you don’t file your complaint according to these procedures, you may end up with no resolution.

When you’re signing a purchase agreement for new construction property, make sure you read the fine print. Again, it’s wise to consult a qualified real estate attorney who can review the contract and addenda.

And if you’re purchasing a condo in a building that’s nearing its 10-year statue of limitations, do inquire about potential HOA defect claims reported to the developer. It’s good to know what’s on the horizon if repairs are on track to be done, and whether the developer will be covering those costs.

The post The 411 on CA’s Construction Defect Law first appeared on Inside San Francisco Real Estate.

Here’s a checklist of things to monitor:

Roof leaks. Check for staining or wetness around vents, exhaust fans, and skylights. Make sure your flashing is not corroded or in disrepair. If you have an attic, it’s a good idea to get up there and make sure everything is dry.

Damp areas on garage floors. Water can enter underneath doors and overwhelm interior drains, leading to standing water that can do damage. Make sure all drains are cleared. You also might notice cracks in the concrete where water is coming up through the ground. There are many reasons for this activity, but I recommend consulting a contractor who knows his or her way around a foundation.

Pools of water at the back of the building. Many homes in San Francisco are on hills or inclines. Water can run toward the house as a result. It’s important to have adequate drainage to divert water away from the building so it doesn’t ultimately undermine the foundation or get through doors.

Dry rot around windows and doors on the interior and exterior. Most leaks happen at the joints and corners. This can be an easy fix with caulk or another type of waterproof sealant.

It’s all about having a sound roof, functional drainage system and sealed windows/doors. Hit me up at eileen@insidesfre.com if you’d like recommendations for inspectors, roofing companies or plumbers.

The post Watch Out For Water Intrusion first appeared on Inside San Francisco Real Estate.

How exactly do conforming loans benefit buyers? In short, you’ll get a better interest rate and lenders will be more flexible on credit scores and down payment amounts. If you borrow more than that $1,267,500, it’s considered to be a jumbo loan, which doesn’t offer as favorable interest rates and terms.

Multi-unit buyers will also get more loan leeway. The maximum conforming loan limits are:
2 units: $1,622,925
3 units: $1,961,700
4 units: $2,438,025

Quick background: The Federal Housing Finance Agency sets the loan limits each year and applies to mortgages that government-sponsored agencies Fannie Mae and Freddie Mac acquire. These two agencies stabilize our housing market by buying and packaging up mortgages, and then selling them to investors. This creates a secondary mortgage market, keeping things moving and resulting in lower interest rates for consumers.

It’s an excellent time to consult with a mortgage lender to see what you can qualify for in 2027. I think this new conforming loan limit will motivate buyers to get into the San Francisco market next year, and I’m happy to connect you with a trusted lender if you’d like to speak with one. Get in touch with me at eileen@insidesfre.com and I’ll hook you up.

The post Conforming Loan Limit Will Again Rise in 2027 first appeared on Inside San Francisco Real Estate.

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.