Posts Tagged ‘Pacific Heights’
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 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 »
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...
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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 »
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 »
December 10, 2008
What the heck is a pocket listing? A pocket listing is a home that is not being advertised to the general public through the MLS or a listing that will come on the market in the future but right now is still a secret. Many homes in San Francisco sell while off the open market, so pocket listing culture is a big deal. Every week, we’ll be sharing info about pocket listings that we know about. Information on pocket listings is sparse and secretive, so pardon us if we seem short on details for the purposes of our blog. If you are interested in learning more, you can click HERE to contact us. Without further adieu, here are this week’s pocket listings:
- Out of our pocket and over to you
To see this week’s pocket listings, continue reading –>
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Posted in Pocket Listings, Tips | Tagged Cow Hollow, Marina, off market listings, Pacific Heights, Pocket Listings, private listings, san francisco, san francisco real estate | Leave a Comment »
December 7, 2008
District 7 is one of the most sought-after areas of the City. Beautiful architecture, amazing views, shop-lined streets, and pricey homes all abound here. The neighborhoods in District 7 include the Marina, Cow Hollow, Pacific Heights, and Presidio Heights.
District 7 is home to Cow Hollow. Clearly, this Cow has been shopping there...
We were curious to see how condominiums have appreciated or depreciated over time in the district. We studied the median sales prices for condos in the district, dating back to 1995. We plotted the points on a chart to gain insight into the overall trend, and then figured out how much appreciation you would have gained/lost if you owned for X amount of time. Keep in mind that these are all based on the median sale price each year. With that said, here is a look at the data:
District 7 Neighborhoods - Median Sales Prices for Condos Over Time (click to enlarge)
Keep reading for the appreciation and hold time chart –> Read the rest of this entry ?
Posted in Appreciation and Hold Times, Cow Hollow, Marina, Micro-Level Info, Neighborhood Info, Nerdy RE Analysis, Pacific Heights, Presidio Heights | Tagged appreciation, condominums, condos, Cow Hollow, cows, depreciation, Marina, market conditions, median sales prices, Pacific Heights, Presidio Heights, prices, san francisco real estate, trends | Leave a Comment »
December 4, 2008
We’ve been hearing a lot of talk lately about how the high-end of the real estate market is performing better than the overall market. But what about here in San Francisco? Some reports tout that the luxury market has remained relatively unscathed, while others say that there is a lag and it will soon be hit. We wanted to sample some neighborhoods around San Francisco so we could get a feel, not just for the high end of the market, but also for the middle and low ends.
Here’s what we did. The most expensive single family home to sell in 2008 (per the MLS) is in Pacific Heights. The least expensive single family home to sell in 2008 is in Bayview. The neighborhood with the highest number of median-priced sales (median is currently $835,004) was Central Sunset. These 3 neighborhoods are our three samples from around the city of the high, the middle, and the low end.
The results from our analysis?
How you fared if you owned your property for... (click to enlarge)
For our commentary, continue reading –> Read the rest of this entry ?
Posted in Appreciation and Hold Times, Bayview, Central Sunset, Micro-Level Info, Neighborhood Info, Nerdy RE Analysis, Pacific Heights | Tagged advice, analysis, appreciation rates, Bayview, Central Sunset, depreciation, hold times, Pacific Heights, san francisco, san francisco real estate, Tips, trends | Leave a Comment »
October 22, 2008
We admire both the writer and the content of San Francisco’s popular real estate Blog, theFrontSteps. That’s why we’ll be submitting guest posts and adding to the site’s local real estate analysis. Whenever we write for theFrontSteps, we’ll let you know by making a post here and linking you to their site. We also highly recommend that you check back to both sites often for the latest unbiased real estate information (as provided by local industry experts), or subscribe to our RSS Feeds. And if you have ideas, tips, or anything that could make either site better, we are all ears!
Click HERE to visit our first guest post, “Pacific Heights in the Spotlight”.
theFrontSteps
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Posted in Getting Granular, Micro-Level Info, Neighborhood Info, Nerdy RE Analysis, Pacific Heights | Tagged condominium, condos, Pacific Heights, san francisco, san francisco real estate, theFrontSteps, tp | Leave a Comment »
