Upcoming Listings

Well, we have some nice new inventory – especially in Cole Valley!  And look at all those price reductions.  Three in one week…wow is it a good time to buy.  If anything here looks like you or someone you know, please let me know so I can get you in ahead of the market!

$1,495,000/ Cole Valley/ BR/BA: 2/2.5 PKG: 2 Brief Description: Brand New Town home with high end finishes. 3 levels, private balcony, landscaped-patio and view of Mt. Tam and GG Bridge

$1,495,000/ Cole Valley/ BR/BA: 2/2.5 PKG: 2 Brief Description: Brand New Town home with high end finishes. 3 levels, private balcony, landscaped-patio and view of Mt. Tam and GG Bridge

$1,395,000/ Cole Valley /BR/BA: 2/2 PKG: 1+ Brief Description: Brand New Townhome w/ 3 levels-high end finishes-prvt balcony landscaped-patio and views, views, views

$1,395,000/ Cole Valley/ BR/BA: 2/2 PKG: 2 Brief Description: Brand New Town home with high end finishes. 3 levels, private balcony, landscaped-patio and view views, views

$1,099,000/ Pacific Heights/ BR/BA: 3/2 PKG: 1 Brief Description: Gorgeous, remodeled TIC unit, ~1,600 sq. ft., separate TIC financing available!

$1,095,750/Noe Valley/ BR/BA: 3/1.5 PKG: 2 Brief Description: Classic Mid-century home in a great location. Large flat yard and great expansion potential on the lower level, First Open on 3/8/9 1-4pm

$885,000/Sunset/BR/BA:3/1.5 PKG: 2 Brief Description: Gorgeous Parkway Terrace Colonial home….3 bedrooms on upper level…1.5 baths…elegant original details with sunny deck and yard price is negiotiable

$495,000 / Silver Terrace / BR/BA: 2/2 PKG: 1 Brief Description: SFD on great tree-lined block, views, charm, move-in ready condition with family room and parking pad.

$439,000/Twin Peaks/ BR/BA: 1/1 PKG: 1 Brief Description: condo w/parking & extra storage!

$315,000/ Opera Plaza/ BR/BA: 1/1 PKG: 1 Brief Description: JR- 1BD condo w/updated wood floor balcony; great pied-a-terre or first home purchase. Parking is avail for fee

$250,000/Petrero Hill/ Brief Description: 36 Commercial Loft Condominiums over 41 parking spaces. Investment property to lease now and possibly sell as individual lofts down the road. Kitchens and 2nd baths are stemmed in and individual owners can increase value exponentially somewhere down the road. High ceilings, huge windows, brand new construction, price is per unit – averaging 1200 Sq. Ft. each..

Pocket Listings:

$1,950,000/ Noe Valley/ 24th St BR/BA: 0/0 PKG: 0 Brief Description: This is 4/units commercial building on 24th Street

$900,000à/ South of Market / BR/BA: 1/2 PKG: 1 car/leased Brief Description: Stunning Brick & Timber loft conversion. 20 ft. ceilings, exposed wood beams, courtyard outlook, granite countertops, glass mosaic tile, cherry cabinetry w/built in pantry. Den area converts to a guest bedroom, with folding panel door.

Price Reductions:

$949,000/ Old Price: $1,049,000/ Hayes Valley/ 560 Haight #201 BR/BA: 2/2 PKG: 2 Brief Description: NY Style open loft, end unit with three walls of windows, top floor with huge deck off living space AND roof deck

$699,000/Old Price: $719,000/South Beach /1 Federal St #10 BR/BA: 1/1 PKG: 1 Brief Description: Fabulous New York Style loft – 967 sq. ft. with full-time concierge, a workout facility, community room, and storage rental. It is in close proximity to transportation, freeways, Waterfront Trail, restaurants, shops, the nearby Embarcadero, Muni light rail, Ferry building and the ballpark.

$620,000/ Old Price: $649,000/ Central Richmond/ 362 24th Ave #2. BR/BA: 2/1 PKG: 1 Brief Description: Over 900 sq. ft. for this spotless condo; great location; WalkScore – 92.

Upcoming Listings

Upcoming Listings: We continue to see activity at the higher prices.  I think one of the pocket listings looks like a steal – 4 br & 2 car parking under 1.5MM?  If this listing or any of the others sound like you or a friend, please let me help you get you the jump on the market by getting you in ahead of time.  Just let me know.

$2,195,000 /South Beach /  BR/BA: 2/3 PKG: 2 Brief Description: Amazing 3,000 square foot NY style loft…Unique Property!

$1,700,000 / Noe Valley/ BR/BA: 3/1.5 PKG: 1 Brief Description: Tastefully updated Edwardian on one of Noe Valley’s most coveted tree-lined blocks; handsome home with excellent floor plan. Two south facing decks and great views over Noe.

$1,495,000 / Noe Valley /  BR/BA: 3/2 PKG 1 Brief Description: Fabulous view home in a wonderful Noe Valley location. Beautifully remodeled, retaining much of the original charm and detail. There is a deck of the master BR, landscaped garden and home office area.

$1,329,000/ Lower Pacific Heights/  BR/BA 3/2.5 PKG 1 Brief Description: Spacious sunny 2-Level Condo built in 1999 with open LR/DR, F/P, H/W, washer/dryer, large terrace and patio close to Fillmore St. Restaurants and Shops.

$1,395,000/ Potrero Hill/  2 Units w/bonus area over garage, 2+ car parking. Brief Description: This is a unique circumstance in that it is being used as a commercial space. Both units have good light, nicely updated, good original detail. Flexible floorplans – 2 bd 1 ba. The entrances to the units have been merged (could be used as a single family?) but can easily be returned. There is an additional space over the garage that is quite large and connects to the house via a walkway (with rooms underneath).

$1,195,000/ Eureka Valley/  BR/BA: 3/1 PKG: 0 /Brief Description: Edwardian on 2 levels. Great details. Small Yard, New kit/ba. Room to expand or add garage.

$1,095,000 /Cole Valley BR/BA: 2/1 PKG: 1 Brief Description: Upper Unit in lovely Edwardian Building with large chef’s kitchen, renovated split bath and French Doors off living room leading out to shared backyard.

$989,000 / North Beach / BR/BA: 2/2 PKG: 1 Brief Description: Perfect Modern Condo with Telegraph Hill Views. Radiant Floor heat and elegant master suite. Built in 2007.

$989,000 / Sunset District/ BR/BA: 5/3 PKG: 1 Brief Description: Huge, completely remodeled and expanded home with beautiful finishes. Granite kitchen opens to LR/DR; 3BR/2BA on main level, plus legal lower level with family room, 2BR/1BA (perfect in-law) opening to patio and yard. Huge space and great quality for this price!

$875,000/ Downtown/ BR/BA: 2/2 PKG: 1 Brief Description: Office area live work loft with private deeded deck one block from Embarcadero. Conversion building with beautiful courtyard

$775,000/ SOMA/ BR/BA: 2/2 PKG: 1 Brief Description: Museum Parc condo with granite/stainless kitchen. Very nice Great location!

$648,000/ Westlake/ BR/BA: 4/2 PKG: 3 Brief Description: Gorgeous, Henry Doelger home, 2 levels, fully detached offering over 1400 sq ft (recent appraisal). The upper level of the home is comprised of all living areas including 3 bedrooms and 2 upgraded bathrooms w/one bed being a master suite (bath en-suite), living area has wood-burning fireplace and separate dining area

Pocket Listings:

$1,495,000/ Sebastopol, CA BR/BA: 3/1 -2/1 PKG: 8.  Brief Description: 8 detached units on 0.5 acre lot within walking distance of downtown Sebastopol; fully occupied at market rate; no rent control; great investment property with lots of charm. GRM: 13.75; Ideal for 1031 exchange into North Bay; Management in place.

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

$950,000+/- /Noe Valley / BR/BA: 2/ 1 PKG: 1 car parking Brief Description: Cute Noe valley tunnel entrance home that has been in the same family for forty years! House is in good shape but needs updating, let us know if you would like to see it before we bring it to market.

$850,000 /Civic Center/BR/BA: 2/2 PKG: 1 Brief Description: Beautifully remodeled, Southeast facing view unit at The Sutterfield

Paragon’s Upcoming Listings – May 8, 2008

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.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

How Long do Things Last?

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.

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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.

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How Long Does Stuff Last? (article courtesy of Cece Blase)

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.

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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:

$759,000  /  241 Carl        BR/BA: 2/1.5     / PKG:    0     /  33.33% TIC sunny Edwardian flat  I WILL BE HOLDING THIS OPEN SUNDAY 3/16, 2 to 4 p.m.  Please stop by if you’re around!

$1,675,000/ Noe Valley /  3BR 3.5 bath/ house-like condo, on 2 levels, over 3,100 SF. Open Sunday 2-4.

$1,049,000 / Potrero Hill/ 3BR/3.5BA/1PKG  Sweeping Bay views from atop Potrero Hill! High ceilings w/curved timber detailing. Hdwd/carpet, and hi-end finishes throughout. Granite in kitchen/baths. Decks off main living and bedrms. Roof deck off the Master suite. Shared elevator with the adjacent unit.

$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.  

$859,000   / Twin Peaks/ BR/BA:  2/2    PKG:  1    Description:  Top Floor gorgeous VIEW unit on a quiet Upper Market cul-de-sac.  Very sophisticated redmodeled kitchen & baths. In-unit Laundry. Deck.     

$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

Do you ever get in discussions about what to call homes you see?  Is it a Queen Anne, an Italianate, a Stick or an Eastlake variant?  Is it an Edwardian or is it a Craftsman?  Is it a Spanish Revival, Eclectic or Colonial?  Sometimes, as we all love our homes and the City, these debates can even get rather heated…

Well, I recently met someone who knows all the differences and, not only that, is good at explaining them in memorable ways.  This brilliant person is San Francisco Architect James Dixon.

Your next question is probably, where can I see James and learn all about it.  The answer is at the Poleng Lounge on Wednesday, April 2 @ 6:30 p.m.  James and I are co-sponsoring an event entitled “San Francisco Residential Architectural Styles.”  There will be a slideshow and Q&A.  Be sure to bring a picture of your house for expert analysis . . . and your friends who need to meet a great Realtor!

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Thanks again to friends and associates who continue to send their referrals.  I rely on you to keep the engine of my business going—and am grateful for your support.

See you soon!