Archive for the ‘Pacific Heights’ Category
August 10, 2009
Pacific Heights and cheap… the two terms really don’t go together. That is, until now. We’ve searched active listings in the neighborhood and are here to tell you about the 5 cheapest condos. And by cheap we mean “least expensive”, not “poor quality”. Pac Heights currently shows 29 condos as “Active” in the MLS.
1909 Green seems like a good one... we'll have to check it out.
Some common themes amongst these five listings? Well, you’re not going to get any more than 1 bedroom, and you’ll be lucky to get parking. If you want to be in a quaint 3 or 4 unit building, that’s not gonna happen either, as most of these are in large buildings.
From a property value perspective, it can be a good thing to buy cheap in an expensive market area. That’s not to say that all of these homes are good investments… we’d stay away from a few of these units (sorry, not going to call them out on a public forum). But overall, the idea is a good one if you know what to look for and what to avoid.
Here are the 5 Cheapest Condos in Pacific Heights, in no particular order: Read the rest of this entry ?
Posted in Countdowns & Rankings, Neighborhood Info, Pacific Heights, Public Listings | Leave a Comment »
July 30, 2009
As luck would have it, we just finished posting our “Top 5 Listings that Have Sold in 2009″ article and BAM, 2510 Jackson Street sells. The bank-owned Pacific Heights mansion sports 9 bedrooms, 6.75 baths, over 10,000 square feet, and a 4-car garage. Built in 1885, the mansion had been on the market for 428 days before meeting its new owner.
The home was originally listed on 4/8/08 for $14,900,000 and ended up selling for $11,500,000 after a couple of price reductions during the past year.
Pics:
2510 Jackson Street sets the new record in '09 (so far)
For more pics, continue reading –>
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Posted in Countdowns & Rankings, Pacific Heights, Taking You Inside | Tagged 2510 jackson street, amazing homes, luxury homes, mansion, Pacific Heights, san francisco real estate | Leave a Comment »
July 27, 2009
Ready for the Top 5 Listings that have sold this year? We figured it would be a good time. The luxury market, although battered and bruised, has loosened up a little since March. Take the $4 million + price bracket, for example. In the first quarter there were only 5 sales of homes in this range. Since then, there have been 16 sales of $4 million or more city-wide.
Sales on the uber-high end tend to have undisclosed sales prices. That’s why we can’t call this the “Top 5 Sales in 2009″, but rather, the “Top 5 Listings That Have Sold in 2009″. When we search the MLS, the sales price will be the same as the listing price, with an asterisk beside it. It’ll say something like: List Price $5,000,000. Sales Price $5,000,000*.
So what does that mean? Why are people hiding their sales prices in MLS? I’m sure there are a number of reasons, the obvious one being to protect one’s privacy when it comes to wealth. Although the sales prices are undisclosed in the MLS, you can often find them at Property Shark or by going to City Hall and perusing their files. Out of the 21 sales over $4 million this year, 13 of them have “undisclosed sales prices”.
Interestingly (but perhaps not surprisingly), all of the homes on our list are in Pacific Heights or Presidio Heights, and all are single family homes (not condos or co-ops). They are all within a few blocks of one another. Here’s a map:
The top sales in SF are just blocks from one another.
All right, enough with the how-to’s and why’s, lets hammer this thing out. Read the rest of this entry ?
Posted in Countdowns & Rankings, Pacific Heights, Presidio Heights, Public Listings | Tagged luxury homes, luxury market san francisco, most expensive homes, Pacific Heights, Presidio Heights, san francisco, san francisco real estate | Leave a Comment »
June 30, 2009
Not much excitement was brewing as we planned our stops on this week’s tour. There simply haven’t been many new listings coming out, mainly because the 4th of July holiday is approaching and many agents get the heck out of town for a long weekend.
However, we were glad that we went on the tour today, as one listing in particular made our day. It was 2201 Baker, and all 7,630 square feet of it, that stole the show. The $7.1 million Pacific Heights mansion was purchased in 2007 as a fixer and through an extraordinary effort of architects, celebrity designers, and developers, is ready for its new owner. The home was chosen by Metropolitan Home Magazine as San Francisco’s ultimate Certified Green Home for 2009. The features are exquisite, and for once, a Pacific Heights mansion felt welcoming and flowing… not all chopped up and impersonal. The website is HERE for those interested in a virtual tour (although it pales in comparison to an in-person visit). It was the only 5 star home we saw this week, and we would give it 6 stars if possible. In our opinion, the decor easily trumped the Decorator’s Showcase mansions of the past two years.
2201 Baker wows at every turn
Daring, yet tasteful decor can be found throughout
Because the tour was very light today, we have no “View of the Week” or “Backyard of the Week” awards to hand out. But we do have a few 4 and 5 star homes to highlight. Continue reading to see our list, and if you have no idea what a Tuesday Tour Show-Stopper is, click HERE.
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Posted in Neighborhood Info, Pacific Heights, Public Listings, Show-Stoppers | Tagged 2201 baker, amazing homes for sale, brokers tour, san francisco, san francisco real estate | Leave a Comment »
June 5, 2009
Do not pass Go, do not collect $200. One of the homes we rated 5 Stars on Tuesday’s Tour just went directly into Pending Status today. 2332 Washington is an exquisite home and we’re not surprised it got snatched up so quickly. The home has a total of 4 bedrooms, 4.5 baths, around 4,790 square feet, and was built in 1906. Completely remodeled with period details restored, the home packs in a lot of charm while delivering plenty of modern-day amenities. Listed at $4,495,000, we’ll be curious to see what this one sells for (if it is disclosed).
Here are some pictures in case you missed visiting it while it was on the open market (which was only 10 days).
2332 Washington - A humble facade with a dazzling interior.
Lush vegetation surrounds the bright breakfast area.
For more pics, continue reading –>
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Posted in Neighborhood Info, Pacific Heights, Public Listings, Snatched Up, Taking You Inside | Tagged 2332 washington, amazing homes, Pacific Heights, san francisco, san francisco real estate, sold quickly | 2 Comments »
June 1, 2009
Welcome to our Top 10 TIC Countdown! We’ve ranked the ten most expensive TICs for sale in the City from lowest to highest. Interestingly, there are only 3 neighborhoods out of San Francisco’s 85 represented in this list. Any guesses as to what those are?
Russian Hill, Nob Hill, and Pacific Heights.
T.I.C. or BLING.I.C? You be the judge.
Here’s the rundown… and you may click on any bold address for more property details.
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Posted in Countdowns & Rankings, Nob Hill, Pacific Heights, Public Listings, Russian Hill, Tips | Tagged homes for sale, most expensive, san francisco, san francisco real estate, tenancy in common, tic, top 10 countdown | Leave a Comment »
May 29, 2009
If you’re a fan of homes that have San Francisco charm but have been updated for modern-day living, then check out 2949 Sacramento. This beautiful 5 bedroom, 4.5 bath home just hit the market today for $2,995,000. Originally constructed in 1900, the home has been completely remodeled and expanded, giving it a unique blend of “old meets new”. Two blocks from Alta Plaza Park and four blocks from Fillmore, the location will bode well for some lucky new owner.
2949 Sacramento in 2005...
Aaaand 2949 Sacramento today
Back side
To see photos of this gorgeous renovation, continue reading –>
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Posted in Neighborhood Info, Pacific Heights, Public Listings, Taking You Inside, Tips | Tagged 2949 sacramento, alta plaza park, amazing homes, homes for sale, Pacific Heights, remodel, renovation, san francisco, san francisco real estate | Leave a Comment »
May 26, 2009
Actually, they’re not. We just thought it would make for a catchy title. But what if they were? Would you be more apt to buy one? Is that 2.5 cents holding you back from making the leap? After all, that amounts to a discount of one half of one percent!
Well that’s exactly the discount you can now get at 2500 Divisadero (aka Dracula’s Castle). The $10,000,000 Pacific Heights mansion just had a price drop and is now listed at $9,950,000. With the new $50,000 reduction, that’s a discount of one half of one percent. Who’s ready to snatch it up? Hold on, not everyone at once, now. Maybe the value lies in the psychology from being an eight figure listing to now a seven? I guess we’ll see. And we apologize in advance if that Subway jingle is now stuck in your head.
Price drop at 2500 Divis! Just don't get too excited...
To share this article, continue reading –>
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Posted in Neighborhood Info, Pacific Heights, Public Listings, Tips | Tagged 2500 divisadero, discount, five dollar footlongs, mansion, Pacific Heights, price drop, san francisco, san francisco real estate | 2 Comments »
May 11, 2009
Most of us are familiar with the panache associated with District 7. After all, the district is home to Pacific Heights, Presidio Heights, the Marina, and Cow Hollow. Just for fun, we ran a search for active listings in the district that are under $700,000. We found 10 one bedroom and 3 studio condominiums.
Want a Golden Gate view, a killer location, and parking for under $700K? Check out 2295 Vallejo #105.
Amongst the 1-bedroom condos, prices range from $449,000 to $679,000. Square footages range from 554 to 960. The newest listing? That would be 2060 Union #4, on the market for just 3 days now, bank-owned, and ~960 square feet. Seems like a good price and location… we’ll have to check it out in person to assess.
And the others? We put together a list for you below. You may click on any bold address for more property details.
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Posted in Cow Hollow, Marina, Neighborhood Info, Pacific Heights, Presidio Heights, Public Listings | Tagged 1 bedroom condos, affordable condos, Cow Hollow, district 7, homes for sale, Marina, Pacific Heights, Presidio Heights, san francisco, san francisco real estate | Leave a Comment »
April 30, 2009
It’s that time of year again. A steady stream of Benz’s and Bentley’s will be pouring into 2830 Pacific for the 2009 Decorator’s Showcase. Hitting the market a couple days ago for a cool $12.9 mil, this 7 bedroom, 6 bath Georgian has been dressed to the nines by extraordinarily talented designers and is ready for the sounds of champagne corks popping and martini glasses clinking. Here are some pictures of this amazing Pacific Heights residence, and see you at the party!
Official property website here.
For more pictures, continue reading –>
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Posted in Neighborhood Info, News, Pacific Heights, Taking You Inside | Tagged 2830 pacific, amazing homes, decorators showcase 2009, mansion, Pacific Heights, san francisco, san francisco real estate | 5 Comments »
April 25, 2009
District 7, home to some of the priciest real estate in the City, currently has 10 single family homes priced under $2 million out of 47 total available properties.
Over the Marina - photo by Corbis
District 7 includes the Marina, Cow Hollow, Pacific Heights, and Presidio Heights. The five least expensive single family homes on the open market in District 7 can be found here (in no particular order): Read the rest of this entry ?
Posted in Countdowns & Rankings, Cow Hollow, Marina, Neighborhood Info, Pacific Heights, Presidio Heights | Tagged Cow Hollow, district 7, least expensive homes for sale, luxury market, Marina, Pacific Heights, Presidio Heights, san francisco, san francisco real estate | Leave a Comment »
March 31, 2009
Then what would you say if I told you there was no dwelling to go with it? That’s right. There are two parcels for sale right now that are roughly $1,000 per square foot just for the land. Any guesses as to where they are located? Nob Hill and Pacific Heights. Both come with approved construction plans.
We’re wishing we had a little spare change to get into a long-term play at 770 Powell. It’s approved for 9 luxury condo units with 11 parking spaces and will be called “The Bentley”. Penthouse units will feature over 4,000 square feet each. The lot itself, which is priced at $6,000,000, is around 6,100 square feet or .14 acres. This equates to a price per square foot for the land of $983.61 (keep in mind this includes fully approved plans). As of this morning, it has been on the market for 44 days.
The Bentley
The spot
For info on the other pricey lot, continue reading –>
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Posted in Neighborhood Info, Nob Hill, Pacific Heights, Public Listings, Tips | Tagged 2157 green, 770 powell, for sale, land, lots, nob hill, Pacific Heights, price per square foot, san francisco, san francisco real estate, the bentley | Leave a Comment »
March 12, 2009
We’ve put together a chart that pits four of San Francisco’s most prestigious neighborhoods against one another… Russian Hill, Nob Hill, Pacific Heights, and the Marina. Median condominium values were plotted over a 14 year history, dating back to 1995 (this is as far as MLS will go). We adjusted the median prices to account for inflation so we could isolate market appreciation.
And around the final corner, it's Nob Hill in front... Nob Hill in front!
How did they fare?
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Posted in Getting Granular, Marina, Micro-Level Info, Neighborhood Info, Nerdy RE Analysis, Nob Hill, Pacific Heights, Russian Hill | Tagged appreciation, condominiums, condos, depreciation, Marina, nob hill, Pacific Heights, russian hill, san francisco, san francisco real estate | Leave a Comment »
February 25, 2009
Welcome to The Top 5 Most Expensive Listings in San Francisco! This is always a fun countdown, so let’s jump right into it, shall we?
Time for champagne wishes and caviar dreams!
Number 5 on the countdown…
2601 Broadway, a nearly 10,000 square foot home boasting 7 bedrooms and 6.5 bathrooms, was originally built in 1904. It has since been remodeled down to the studs and includes special features such as a “professionally tuned and air-conditioned theater”, elevator, wine cellar, smart wiring, heated hardwood floors throughout, and original stained glass windows. Located on the Gold Coast, this place is an absolute bargain!
2601 Broadway
List price? $15,500,000
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3444 Washington Street comes in at #4 on the countdown. Read the rest of this entry ?
Posted in Countdowns & Rankings, Financial District, Neighborhood Info, Pacific Heights, Presidio Heights | Tagged 2601 broadway, 2845 broadway, 2901 broadway, 3444 washington, billionaire, countdown, gold coast, millionaire, most expensive, rich, san francisco, san francisco real estate, st regis penthouse, top 5, wealthy | 1 Comment »
January 30, 2009
We’ve been busy. Very busy. We have been putting together our first post called “Market Check-Up”, in which we’ll delve deep into a local micro-market and give you all the stats, trends and analysis you could ever hope for. This is like our Getting Granular series on steroids. In this series you’ll see:
- Median Sales Price trends over the past 14 years, inflation adjusted using the Consumer Price Index!
- Sales Volume, as compared to the overall San Francisco market. You’ll learn how this neighborhood has increased or decreased in volume over time.
- How much appreciation or depreciation you would have realized if you owned your property for X amount of years (again, inflation adjusted).
- Year over year appreciation rates comparing our micro-market of choice to San Francisco as a whole. This will let you know if the neighborhood is a good or poor performer in relation to the entire City.
- Marketshare: You’ll learn how much of the overall San Francisco market this neighborhood is responsible for.
- Days on market trends and sales price to list price ratios.
- Absorption rates, numbers of Expired and Withdrawn listings.
- Add to that bullet points and commentary, and you’ve got yourself a good, all around micro-market “Check-Up”.
And we're underway!
Let’s get things started, shall we? The first neighborhood we’ve chosen is Pacific Heights and the property type is condominiums. Even if you’re not interested in this market segment, take a peek at the article so you can see all the glorious analysis that’s in store for your neighborhood soon.
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Posted in Appreciation and Hold Times, Getting Granular, Macro-Level Info, Market Check Up, Micro-Level Info, Neighborhood Info, Nerdy RE Analysis, Pacific Heights | Tagged absorption, condo market, condominiums, Cow Hollow, days on market, district 7, Marina, median values, Pacific Heights, Presidio Heights, sales price, san francisco, san francisco real estate, stats, Tips, trends | Leave a Comment »
