Posts Tagged ‘Noe Valley’

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Getting Granular in Excelsior

September 3, 2009

After writing “Getting Granular in Noe Valley” a couple days ago [which has received tons of hits], we figured it would make for a nice contrast to take a swing at Excelsior.  Located just south of I-280, the nabe is home to many interesting people and houses.  Jerry Garcia even once called the Excelsior home.

Excelsior street signs - Photos by Jef Poskanzer

Excelsior street signs - Photos by Jef Poskanzer

Like Noe Valley, the neighborhood has posted a generous amount of sales in 2009, making it a good candidate for a trending analysis.  And since it’s significantly different than Noe, it will be a fun little exercise.

Single family home medians (click to enlarge)

Single family home medians (click to enlarge)

  • The first thing I notice from this chart is how much smoother the line is compared to Noe’s, indicating that Excelsior may not be as sensitive to short-term perturbations in the market as Noe.
  • Prices have fallen 32.34% from peak (in inflation adjusted terms), compared to Noe’s 22.05%. Read the rest of this entry ?

Posted in Excelsior, Getting Granular, Micro-Level Info, Nerdy RE Analysis | Tagged , , , , | 2 Comments »

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That was quick

June 25, 2009

4322 25th Street hit the market less than a week ago and has already been snatched up.  The MLS status went straight from “Active” to “Pending”, which means someone went in with no contingencies (and likely all cash).  The Noe Valley home scored 4 stars on our latest Tuesday Tour and features 4 bedrooms, 3.5 baths, on three levels.  Two car parking and high end finishes round out this newly constructed home.  List price?  $2,599,000.

4322 25th Street

4322 25th Street

For more photos, continue reading –>

Read the rest of this entry ?

Posted in Noe Valley, Snatched Up | Tagged , , , , , | Leave a Comment »

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Noe Valley SFH performance thru Tax Day

April 16, 2009

Noe Valley is one of the few neighborhoods in San Francisco that has registered enough single family home sales in 2009 to start to see some sort of trend.  That’s why we’ve chosen it for this post.  Here are some stats:

  • There have been 21 single family home sales in Noe Valley thus far in ’09.
  • That’s about a 38% drop in activity over the same time period as last year.
  • Despite a decline in activity, Noe still rides high in the City for overall transactions in 2009.
  • The SFH median from 1/1/09 thru 4/15/09 is $1,210,000.
  • That’s a 17% drop from the same time period as last year when adjusted for inflation/deflation.
Noe Valley

Noe Valley

Now, we’re well aware that just 21 data points here in 2009 is a smidge on the low side for any trending analysis, but we cannot escape the fact that a trend is indeed emerging.

First, let’s take a good look at the median sales price for single family homes in Noe over the last 14 years.  We’ve adjusted the prices for inflation so we can isolate market movement from the changing value of the dollar.  And if you follow our blog, you’ll know that we’d love to go back further than 14 years but computerized MLS did not exist then.  With that said, here is the median trend for Noe from January 1st thru April 15th of each respective year: Read the rest of this entry ?

Posted in Getting Granular, Neighborhood Info, Noe Valley | Tagged , , , , , , , | Leave a Comment »

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Six Single Family Homes Under $500/square foot in District 5

March 30, 2009

Looking for single family homes in District 5 that can give you some bang for your buck?  Check out these six listings that each register under $500 per square foot.

  • 21 Grand View Avenue tops them all, asking just $381/square foot
  • 38 Lyon comes in second at $385/square foot
  • 4252 22nd Street is listed at $415/square foot (needs work)
  • 469 Clipper is asking $416/square foot (needs work)
  • 2301 Diamond is asking $450/square foot
  • and 3628 22nd Street is listed for $479/square foot

Currently, active listings go all the way up to $1,250/square foot in District 5, averaging $715.  There are 99 single family homes for sale at this time in the District.  Most of these bargain homes need work or are extra large… but hey, numbers are numbers.

Get in on the left side of the price per square foot bell curve with these 6 houses.

Get in on the left side of the price per square foot bell curve with these 6 houses.

Click the hyperlinked address for pictures and listing details –>

Read the rest of this entry ?

Posted in Countdowns & Rankings, Public Listings, Tips | Tagged , , , , , , , , , | Leave a Comment »

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Good Homes Still Moving

December 21, 2008

We’re aware that the title of the post makes us sound like market cheerleaders, but we assure you, we’re not.  We value the truth over everything, and we’re not afraid to tell it how it is.  There is no reason to cheerlead when opportunities abound in any market condition.  Besides, it’s just plain old corny.

However, it is great to know that one of our theories about the market seems to be holding up, and that theory is:

San Francisco’s desirable homes continue to sell near or above their asking prices, and values are continuing to drop for the homes that nobody wants.

Case in point, a sale that just closed yesterday (December 20th) at 4036 26th Street in Noe Valley.  This single family home hit the market during the extremely turbulent month of October and was on the market for just over a month before it went into contract and closed escrow within 41 days.  The 4 bedroom, 2 bath Victorian measuring ~2,021 square feet was originally offered at $1,398,000 and ended up selling for $1,365,000, which is 97.64% of asking.  Check out the pics:

4036 26h Street

4036 26th Street

4036 26th Street

4036 26th Street

For more pictures and info, continue reading –>

Read the rest of this entry ?

Posted in Home Buying, Neighborhood Info, Noe Valley, Snatched Up, Tips | Tagged , , , , , , , , , | Leave a Comment »

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In Search of Truth : Noe Valley Single Family Homes

December 3, 2008

We performed a detailed analysis of Noe Valley single family homes for our “In Search of Truth” series.  If you are unfamiliar with our methodology, please read this.  We looked at all sales within the past six months (6/2/08 thru 12/2/08) and here is the run down:

  • A total of 56 single famly homes sold during this period, per the MLS.
  • Looking through all the photographs, descriptions, and property histories of each of the 56 sales, only 4 qualified for the analysis.  These are our “perfect pairs”.
Stroller Valley back in the Spotlight
Stroller Valley back in the Spotlight

Based on these four representatives, how have Noe Valley single family homes fared recently?

Read the rest of this entry ?

Posted in In Search of Truth, Micro-Level Info, Neighborhood Info, Nerdy RE Analysis, Noe Valley | Tagged , , , , , , , , | Leave a Comment »

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What’s Going On With Stroller Valley, er um, Noe Valley Prices?

October 19, 2008
Vroom Vrooom

Vroom Vrooom

So what’s the deal with Noe Valley?  Has it demonstrated resilience in the face of the down market?  Or is it cruising for a bruising?

We wanted to find out, so we ran some numbers to give us the scoop.  Our analysis consisted of looking at median sales prices in Noe for both single family homes and condos dating back seven years.  We really wanted to include the current year in the data, so we capped each year at October 15th.  All data comes straight from MLS (we don’t make this stuff up, folks).  Here is a look at the chart:

Single Family Home vs. Condo Median Sales Prices in Noe Valley thru Oct. 15

Single Family Home vs. Condo Median Sales Prices in Noe Valley thru October 15 - Click Picture to Zoom In

The median sales price for single family homes in 2007 was $1,383,000 compared to this year’s Read the rest of this entry ?

Posted in Getting Granular, Micro-Level Info, Neighborhood Info, Nerdy RE Analysis, Noe Valley | Tagged , , , , , , , , | 1 Comment »

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