Clients in the Know

Those of you who know me well, know I’m a sucker for what I call the “slutty” details of a good old Queen Anne or Eastlake style home or the simpler charm of an Italianate. But once in a while, I see a modern home that really grabs my fancy and I want to throw away all my furniture and old persians and start over completely clean and new. 849 Sanchez is such a home and I hope you will enjoy taking a peek.  It is listed by George Limperis of Paragon Real Estate Group.  For more info, please see this wonderful slideshow he’s put together.

Paragon has an amazing upcoming listing that was once best known as Engine No. 44 Firehouse. For those of you who have seen some of the firehouses turned residences around town, you know that they can be spectactular. This one is no exception, with over 6,000 square feet of luxury living space and all the comforts you can imagine. We are hosting a special client party there on May 16. If you would like to attend as my guest, please let me know right away as attendance is limited. To see pictures, go to http://www.firehouse44.com. And, of course, if you know anyone who’d like to make it their home, please have them call me right away!

Recent statistics continue to show that our market is at least resisting national trends.  In fact, for March 2008, District 5 (think central SF from Glen Park through the Haight) reach a new median sale price for single family homes.  For single family homes, 32 sold over asking price, 30 sold under asking price and 16 sold at asking price. The Condo/TIC category shows a bit more of a skew toward buyers, with 22 selling above asking price, 38 selling below and 19 selling at asking price.  In 2 to 4 units, there continued to be very few sales, with just 6 selling above asking price, 7 selling below and 3 closing at asking.  

If you are interested in more in-depth analysis of the 1st Quarter (and I know many of you are), here’s a great report prepared by Paragon’s in-house statistician, Patrick Carlisle.

In these trying times, it can be good to reassure ourselves of the general direction fo things.  To that end, here’s another report that summarizes home price growth in San Francisco since 1994.  If you’ve owned your home a while, it will make you feel a whole lot better.  And even if you haven’t, this could be you in a few years, so cheer up!

Paragon’s Upcoming Listings. Just let me know if there’s anything you’d like to see and I’ll get you right in ahead of the crowd.

$2,535,000 / Eureka Valley BR/BA: 3/3.5; PKG: 2; Brief Description: Contemporary single family home. Ground-up renovation, exquisite finishes and panoramic views

$1,225,000/ Noe Valley BR/BA: 3/2; Brief Description: Single family FDR. Hdwd flrs, downtown VIEW from the rear. Deep lots and expansion potential downstairs. 2180 sq ft. Built in 1906, has 3 big rooms up, one is a walk through to the rear master.

$949,000/Noe Valley Building Type: 2 Units/ PKG: 0 Tenant occupied 1 bedroom units and a FDR. There is an unwarranted 1 bedroom (vacant) in-law unit. Decent condition but an owner would want to upgrade. Year Built 1900, deep lot (25×117) Rents upper-$1700/ mo-mo Rent Lower-$978.75 mo-mo.

$850,000/Van Ness/Civic Ctr BR/BA: 2/2 PKG: 1 Brief Discription: Beautifully remodeled 7th floor at The Sutterfield! Vus!

$625,000/ Ingleside Heights (Oceanview Terrace) BR/BA: 3/2 PKG: 2 -Brief Description: Spacious top floor condo, with private outdoor terrace and serene courtyard views. Light-filled, with recently refinished maple floors and recently painted with custom colors. Great for first time buyers or an excellent investor opportunity!

$525,000/Downtown/ 1155 Pine StBR/BA: 1/1 PKG: Transferable lease parking available (2yrs incl) Brief Description: Adorable condo conveniently locate on Nob Hill. New Bathroom and kitchen fixtures. New wooden framed windows in LR. Fresh designer paint and new carpet.

$$TBD / Inner Mission / BR/BA: 3/2 PKG: 1 /Brief Description: Single-Family / This is a former center-patio home that has been wonderfully remodeled by the current owners: en suite master down; two bedrooms up; chef’s kitchen; large yard with sound-proof bonus structure [unwarranted] currently used as a music studio; new systems including, two-zone heating and on-demand hot water.

Pocket Listings:

$1,950,000 / Lake  BR/BA:  6br/4bath .  Three levels of living over a 2-car garage adjacent to a basement.   Deep, level lot which is reached directly from the kitchen via a spacious wrap-around deck.

$1,448,000 / Lwr. Pacific Heights BR/BA: 4/2.5 PKG: 2L Brief Description: Spectacular 2-Level condo, 3400 Sq. Ft., renovated with downtown views from upper deck! Pre-market offers encouraged!!

$950,000 / Russian Hill BR/BA:1/1 PKG: 1 Brief Description: Handsomely remodeled condo at the Bellaire Tower. Spectacular views west to the GG Bridge & Headlands and north to Alcatraz Island & the Bay. Full service building.

Hello my favorite people!

 

 

 

Last week on Tuesday tour, I was lucky enought to have time to stop by Gloria Rogan’s listing at 39 Havens.  Havens is a walking only street parallel to Union off of Levenworth.  This home was something right out of Tales of the City — a charming Edwardian 2bed 1.5 bath with a panoramic view roof deck that can only be reached by several flights of steps.  It has major East Bay views from Master Bedroom and from dining room. The price is $1,675,000.  They are considering offers on May 2.  To see more pictures, click here:  http://sfarmls.rapmls.com/scripts/mgrqispi.dll?APPNAME=Sanfrancisco&PRGNAME=MLSLogin&ARGUMENT=%2F%2B5uEF%2Bi664bz4zJb%2Fo7WGi2TAVNpkPCup8TSyfUuHs%3D&KeyRid=1

 

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Recent Legislative Changes Have Unexpected Consequences on the Mortgage Market

 

It is sometimes tragic how legislation can have unintended consequences.  In April 7ths New Yorker, James Surowiecki explains how changes to the Bankruptcy Code in 1995 may be greatly contributing to the current foreclosure crisis nationally, which has in turn led to the current difficulties in the real estate and lending markets.  It seems that it is now harder (and had longer term consequences) to walk away from credit card debts than it is to walk away from a home.  The same banks that lobbied hard for these changes are now paying the price. . . for the entire article, click here:  Ihttp://www.newyorker.com/talk/financial/2008/04/07/080407ta_talk_surowiecki

 

As I was checking interest rates this week, I found that after Congress’s raising the conforming loan limit, rates above $417k appear to be actually worse than they were before April 1.  I was puzzled, so I called Colette Moorhead of All California Mortgage and asked her for her perspective.  Here’s what she had to say:  

 

“One of the most anticipated proposed palliatives for the housing crisis was the increase in the conforming loan limit in high-cost housing areas like San Francisco. When the program was announced the assumption was that these new limits would be similar to the higher limits in Hawaii and Alaska. In those states, although the conforming loan limits are higher - $625,000 versus $417,000 - the interest rates and underwriting guidelines are identical.

Conforming loans are securitized and sold by Fannie Mae and Freddie Mac. These so-called ‘government sponsored entities’ provide an implicit guarantee to investors that the loans will be repaid; investor confidence in the securities translates to low rates for the borrowers. That is why conforming loan rates are lower than the rates for jumbo mortgages. The conforming loans originated in Alaska and Hawaii are packaged into the same security pools as all other conforming loans, even though the loan limits are higher. This is why the interest rates are the same for those larger loans.

However, the new program is being instituted in a completely different fashion. Fannie Mae and Freddie Mac are concerned that investors will shy away from their securities if they included the new higher limit conforming loans in the same pools with the lower limit loans.  If this happened, rates would go up for all conforming loans.  So, they created separate pools for the new higher limit loans.

Because the loan limits are higher the investors perceive that these ‘jumbo-conforming’ loans are riskier, and they want a higher return to invest in the securities, as well as tighter lending guidelines. The implicit guarantee that the government will stand behind Fannie and Freddie has always translated into higher prices for their securities, and lower rates for their borrowers. Now, however, investors are very shy of any risk, and the fact that these new jumbo-conforming securities are being sold separately from the other conforming loans has caused investors to pull back, keeping the rates high, and the guidelines tight. In other words, a jumbo-conforming loan is just a jumbo loan, and nothing has changed - at least not yet.”

Colette Moorehead specializes in residential refinance and purchase loans.  To find out more about her, visit http://www.sfmortgage.com/who-we-are/colette.html or email her at colette@allcalifornia.com.

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Recent Market Activity and Upcoming Listings

 

Sales activity and closing prices for the last two weeks shows that we continue to buck the national trend of prices spiraling lower and lower.  For single family homes, 41 sold over asking price, 23 sold at asking price and 13 sold at asking price.  The picture for condos and tics is much more mixed, with 32 selling above asking price, 32 selling below and 18 selling at asking price.  In 2 to 4 units, there were very few sales, with just 2 selling above asking price, 4 selling below and 2 closing at asking.  In the city, as we have micro-climates, we also have micro-markets.  The homes sold under ask are concentrated in certain areas.  The secret for success this year is really studying the exact situation a property you are thinking of buying or selling.  A few blocks can dictate a complete strategy change - and I find my buyers and sellers need my expert guidance on this now more than ever.

And now for Paragon’s Upcoming Listings.  You might notice, there seems to be a bit more at the high end than usual.  I think that is because the high end really is not as affected and is continuing to trade at normal prices and volume levels despite what is happening in more affordable price ranges.  As always, if you see anything that piques your interest or that of a friend, I’d be happy to get you in early for a private showing:

$3,000,000 / Pacific HGTS/ BR/BA:3/2.5   / PKG:2 - Single family home on double lot set in the middle of an English Garden. Designed by Henry Gutterson in 1825, Additionally there is a guest cottage with an additional bath.

$3,000,000/  Noe Valley/ BR/BA: 3/3  PKG: 1 SFR  thoughfully renovated 30’s home. 3000 sq ft. Detached 3 sides. So facing garden + terrace. Bay views. Open LR/DR, Den, Media Rm, Office. Rare home for SF.

$1,499,000/ UKIAH/ BR/BA: 3/3 PKG: 640 Acres Wine Country Estate 2 hours from the Golden Gate, private, magnificent views, stunning indoor/outdoor remodel. Redwood forests, meadows, hiking and biking trails.   

$1,250,000/ Telegraph Hill/ (right under Coit Tower) BR/BA:    2/2  PKG:   1  Quintessential San Francisco condo w/stunning views of the Bay and Bay Bridge.  This spacious, top-floor condo features nicely updated baths and kitchen, bamboo floors and a private deck that seems to sit atop the Bay.  This is a great condo for your clients who want to be near everything.

$1,249,000/ BR/BA: 2/1 + 2 home offices     PKG: 1 garage    Restored Victorian cottage in the heart of the Castro!  SFR up plus 2 large home offices or other flexible space down with separate entrance.  Orig. mahogany wainscot, granite kitchen, spa bath, all systems upgraded, hot tub, outdoor shower.  A charming retreat!

$1,050,000/ South Beach BR/BA:  2/2   1 car deeded parking 180 degree views of Bay Bridge to Twin Peaks.  Built in Murphy bed and office, upgrades throughout.

$859,000/ GUERNEVILLE/ BR/BA: 2/2      PKG: 6:  A unique Russian River home occupies a sunny clearing inside 10.5 acres of pristine, private redwood forest. A bright, airy floor plan is ideal for entertaining, with cathedral ceilings, hardwood floors, and elegant urban style. High-speed Internet, Restoration Hardware and Kohler throughout; a cozy office is plug-and-play. Five minutes to Guerneville, 15 minutes to coast and wineries/

$749,000 /  Midtown Terrace/ BR/BA:  2/1 with unwarranted   BR/BA: 1/1 down – flows very nice so it feels like a split level not a room off the garage.  PKG: 1 Car – Garage + ample Street parking/  Main level consists of 2 bedrooms and 1 remodeled bath, remodeled kitchen with ss appliance, living/dining room combo – new windows, new roof, refinished hardwood floors; downstairs has an additional bedroom/bath (legality not warranted by seller), recently painted inside and out, very private, landscaped rear yard with sprinkler system, updated systems – move-in ready and priced to sell!  

$699,000  / Excelsior/ BR/BA: 2/1     PKG: 1       Brief description:  nicely remodeled Marina style house with 2BR, 1 bathroom, French doors leading from the kitchen to the back yard. FDR, wood-burning fireplace, 1-car garage. LARGE semi-finished room down with hig ceilings. Hot Tub & outdoor shower in back yard.

$519,000 / North Waterfront/ BR/BA: 1/1    PKG: 1 / currently rented for $2,500mo; Tenant moves out 4/22. Great corporate rental, 2nd home (furn. incl.)

$499,000 /Emeryville/BR/BA: 1/1   PKG: 1—Exquisite and very large NY Style, conversion loft, Emeryville Warehouse, large bedroom which is semi private (with a door), bathroom is split and accessed via bedroom and foyer, open kitchen, dining, living, hi-ceilings, plenty of storage space, in-unit laundry, one indoor parking space, Views to the north, slightly west and east to the Oakland/Berkeley Hills with great natural light.

Pocket Listing:

$2,995,000, /Buena Vista Park/ BR/BA: 4/5    PKG: 1  Exquisitely renovated Queen Anne across from Buena Vista Park, sweeping City views from LR, DR, kitchen & Master en-suite, designer finishes throughout including Walker Zanger & Ann Sacks tile, Viking, Wolf & Thermador appliances, Dornbracht faucets, custom paint colors, also features a media room, laundry room and wine room.  

$1,895,000 / Monterey Heights /  BR/BA: 4/3.5     PKG: 2       Great opportunity to get you clients into contract before publicly marketed. Remodeled 4/3.5 with FDR, 3/2 upstairs, 1br down plus family room. Small back yard.     

$995,000 / Noe Valley / BR/BA: 3/2  PKG: 2    2 level stand alone condo that feels like a SFH; No shared walls; Deeded patio/deck; Diligently maintained ($0 pest); Meticulously refurbished (owner is a property inspector);

$799,000 / Cole Valley/Haight Ashbury /BR/BA:   2/2   PKG:  1 car + storage.  Top Floor newer styled condo in small 3 unit building.  Currently Tenant Occupied until July 1^st.  Hard to show but I do have great photographs to start.  Fantastic light and storage, with large private patio off Master Bedroom with dead on views overlooking St. Ignatious Church.  Seller willing to entertain offers off market    

Price Reduction:

New Price: $819,000  Old Price: $859,000 / Twin Peaks/Upper Market/ BR/BA 2/2 PKG: 1 Another fabulous property by the architect/owner, Joel Karr,of Group 41. Dramatic open floor plan, stunning architectural renovationsm splendid top flooir condominium. Handsom kitchen features granite slab countertops,abundant beautiful maple cabinetry, new appliances.

And last but not least - SF expands Recycling program in honor of Earthday, April 22

Reader Kelly O’Dea asked me to pass along the most recent info on acceptable recyclables for the blue cart…After next week, SF Recycling companies will accept plastic cups, tubs, containers, and toys in Blue Carts.  Still no styrofoam, plastic film or bags.  For complete details, see http://www.cnbc.com/id/24069908/

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I trust you found this newsletter informative and that I continue to be your resource of choice for all your real estate needs.  I sincerely appreciate your reliance on me and your referrals of your friends, loved ones and associates my way whenever they have real estate business to attend to. If you are interested in knowing more about how the market is progressing, or know anyone else who wants the inside scoop, just let me know and I’ll jump right on it.

 

See you soon!

A reader has called my attention to the following article about an auction of new homes in East Oakland.    http://www.sfgate.com/cgi-bin/article.cgi?f=/c/a/2008/04/01/BUJJVTBTK.DTL.

 The same reader attended a rare event in San Francisco last week - an auction at 41 Federal Way of a 1 bedroom waterview luxury condo.  This was a single bank owned unit (it had been the subject of a foreclosure).  The unit sold in a matter of minutes for just about $700,000.  This was more than $80,000 off it’s last list price of $781,200 and $180,000 off the price it sold for in December 2006.

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Parking, in the Digital Age

How often have you parked at a meter that you underfed due to a lack of change?  Did you get a ticket?  With parking in most areas at about $3.00 a hour (that’s 12 quarters, folks) it can feel like you need to raid a laundromat everytime you run a few errands.  

Well, there is now a better way.   As you may have noticed, our parking meters in San Francisco have gone digital over the last 5 years.  Most of them now also have a diagonal slot that accepts a credit card like device called a Parking Meter Card.  You put the card in, and the digital readout tells you your remaining balance and then deducts a quarter every couple of seconds until you pull it out.  Sound easy enough?  Give it a try!

I estimate that this little device saves me about $1,000 a year in parking tickets.  I highly recommend that you check it out.  They can be ordered online at http://www.sfmta.com.  On that Web site, there is a full list of places they are available in person, but I know they can be purchased at the Powell Street cable car ticket booth as well as the assessor’s office at City Hall.

As if to underscore my point about desirable inventory, Paragon’s Upcoming Listings are only 3 this week.  As always, if you see anything that piques your interest or that of a friend, I’d be happy to get you in early for a private showing:

$949,000 / Noe Valley/  2 BR/2 BA, pkg, contemporary top unit, great location, outdoor space/Open Sunday, April 13^th!   

$675,000 / Napa Valley /  899 Oak Leaf Way/  Silverado CC, 2 BR/ 2 BA, pkg. in rental pool, remodeled, membership to Silverado CC available with purchase (seller to credit half of the transfer fee).  

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See you soon!

Hello My Favorite People:

This issue includes:

1.  A short market update

2.  An article on how long you can expect different components of your home to last

3.  Paragon’s upcoming and pocket listings.

Market Report:  

The last two weeks on the market here are sales figures:

• Single Family Homes:  26 over ask, 30 under ask and 14 @
• Condos/TICs:  25 over ask, 36 under ask and  15@.  Note:  the under asks were concentrated in larger buildings…most of the overs were in 2 to 3 unit buildings.
• 2-4 Units:  6 over ask, 6 under ask and 1 @

What does this mean?   Well, two years ago, the first like would have been more like 65 over ask, 15 under ask and 10@, so it is showing a lower volume and that buyers have more negotiating power, but it still indicates a strong market for sellers, particuarly if the property is very well prepared and agressively marketed.  It also shows a market that has slowed a bit in terms of volume, but from such a crazy peak that it is still quite active.  If you’d like info about how to prepare and market your home to be one of the “over asks,” just give me a call or shoot me an email.

And a word about our lovely mortgage market.  Any of you who are out there looking at loans these days know that a) rates are very volitile right now, and b) it’s very hard to get any loan over $417k with a reasonable rate.  I think the change in conforming loan limits that will be put into practice starting April 1 will affect this dramatically .  This change will create a secondary market for many loans that would previously have been either securitized or held in a bank’s own portfolio and will therefore free up some cash for banks to loan out in less liquid products.  Is this all greek to you?  I would be happy to explain if you really want to hear all my theories - just call or email. But if what you want is to know when this is all going to end, the answer is we don’t know exactly, but there should be some relief on the way in the next 4 weeks or so.  I don’t expect it to be immediate after April 1, because it will take some period of time for the new liquidity to filter down to the consumer level.

One of our managers recently passed out a report by the National Association of Home Builders and BofA entitled Study of the Life Expectancy of Home Components. That sounded like a big yawn to me at first, but once I dug into it, I found some surprises and interesting tidbits.  

So here’s how long some of our stuff is supposed to last–

Appliances:  When my sister and I were teenagers, we used to open and shut the refrigerator door over and over, hoping that there would somehow be something different inside. Eventually our mother would go a little buggy and yell, “Each time you do that is one less time it’s going to open!” Â We probably shortened our refrigerator’s life expectancy of 13 years. . .

Dryers also give out after about 13 years. And the shortest lifespans belong to the compactors (6 years), dishwashers (9 years) and microwave ovens (9 years). Â Gas stoves have the longest lifespan—about 15 years. No mention was made of toaster ovens– probably because those suckers last f-o-r-e-v-e-r.

Cabinetry and Storage:  Kitchen cabinets are expected to last 50 years– that’s long enough for them to look cool, then ugly, then cool again.  Medicine cabinets can hang in there for 20 years, which is unfortunate because they get a cruddy look about them after a few years of hard use.

Countertops: Natural stone can last a lifetime. Cultured marble countertops (think bathroom, not kitchen) can go about 20 years. I looked up Cesarstone– my new favorite counter material. The warranty only lasts 10 years.  I also dug around for info on how long green alternatives last, but all I learned is that PaperStone and glass composite countertops have ‘lifespans comparable to standard countertop material.’

Decks: It depends on region, but under ideal conditions decks last about 20 years.  I dread a  deck inspection when I sell a house because it’s alwys a hotspot for its exposure to wet leads to inevitable dry rot. Again, think green and check out Trex Decks.

Doors: Your exterior wood door will last as long as your house. Vinyl doors are only good for 20 years, which I think is kind of weird because vinyl is supposed to be more weather and water resistant. Maybe the framing warps or cracks?

Sinks and Faucets: Kitchen sinks made of modified acrylic (like Swanstone) will last 50 years. Kitchen faucets can go about 15 years. Showerheads last a lifetime and whirlpool tubs can go 20-50 years, depending on use.

Heat: Furnaces last 15-20 years. Standard water heaters give out after about 10 years. Â Tankless water heaters go more than 20. I love tankless water heaters, but am told that it can be difficult to retrofit our older homes for them.  

Roofing: If you want your roof to last more than 50 years, go for slate, copper or clay/concrete. Asphalt shingles last about 20 years. Fiber cement shingles can go 25 and wood shake can hang in there for about 30 years.

I have a copy of the complete report in pdf. Email me if you want one.

Upcoming Listings.  This is advance notice of things Paragon either has coming on the market or are off market “pocket listings.”  If you see anything that piques your interest or that of a friend, I’d be happy to get you in early for a private showing:

$995,000/ Nob Hill/  2BR/ 1 bath, garage pkg.  To-the-studs renovated TIC in a free-standing Victorian 3 unit.  Private yard, over 1,250 SF.  Seller will finance till conversion, which will be in about a year.  

$639,000, South Beach/ 1+ BR/ 1 bath.  Extremely large 1BR Portside condo, over 920 SF, with study, HW flrs and private deck.  

469,000 / Lower Pacific Heights/  Charming, bright, top floor studio condo with sleeping alcove in 12-unit bldg, overlooking garden with panoramic downtown views.

Price Reduction:

New Price: 1,795,000/ Old prices: 1,835,000 / Eureka Valley / 4654-56 18^th St.  BR/BA: 4/4.5     PKG: 1/1 Grand home w/apt.

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Finally, a repeat:  Save the Date

See you soon!

Save the Date

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Upcoming Listing.  This is advance notice of things Paragon either has coming on the market or are off market “pocket listings.”  If you see anything that piques your interest or that of a friend, I’d be happy to get you in early for a private showing:

$329,000 /    Downtown  /  BR/BA:  0/1/0   Adorable pied a terre studio in fabulous location! Terrific Victorian details, built in Murphy bed.  Elevator building.  Leased pkg available @ Masonic Aud garage  $300/month.  

$525,000  /  SOMA  BR/BA:  1bed/1bath    PKG:    working on it.    Brief Description: A Fantastic 1 bedroom live/work condo in a terrific industrial brick conversion from 2000 has extra high ceilings, extra large bathroom with skylight, nice outlooks, fireplace and good closet space  in convenient location in SOMA  

$580,000   Daly City/Southern Hills/ 2 BR, 2 BA, 1-Car Prkng. (private, enclosed)Top floor Village in the Park condo near San Bruno Mtn. hiking trails.  Large loft area above kitchen can be used as 3rd bedroom or office.  Large deck off dining/living area.  1321 sq. ft. per tax records.  Pocket views.

$649,000 /   Parkside  BR/BA: 3bd/1.5ba PKG: 2 /1/2.  Charming tunnel entry home, eat-in kitchen, formal dining room and small deck. Nice yard and patio, huge garage and development potential down.  der carpets, fireplace.  Trust sale. On coveted block facing Sunset Blvd.  

$725,000    / Van Ness Corridor/ BR/BA:  1/1    PKG:  1      Brief Description: Almost 900 ft top floor end unit/ views N,E,S. Away from Van Ness. Quiet. Sliding doors to small balcony w/southern view, gas FP, FDR, Br w/ view sitting area

$1,375,000  /   Pacific Heights  BR/BA: 3bd/2ba PKG: 1.  Wonderful remodeled top floor condo in prime location near Laurel Village. Over 1700 square feet  PLUS fully wired office space (unwarranted) and huge deeded storage..

$1,675,000 /: Noe Valley /  3bd /3.5 baths      PKG: 1 car, garage       Brief Description:  House-like condo, top two floors of a two unit building. Nearly 3,000 SF, with decks, sun and space!  First open on March 16, can be shown prior to that.

Price Reduction:

$799,000   Old Price$ 859,000      Neighborhood:  Noe Valley   Address:  BR/BA: 2/1     PKG:        Brief Chic contemporary open loft like floor plan. Direct access to deck and southern garden.

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See you soon!