Home of the Week: Big, Beautiful Richmond Flats
May 9, 2009
I am thrilled to announce my newest listing, 774-776 15th Avenue @ Fulton. These truly home-sized flats are worth some serious consideration if you’ve been thinking of making a move. Priced to sell at $799,000 each as TIC interests ($1,598,000 for the whole building), they each feature 3+ bedrooms on two levels and nearly 2000 square feet of living space. With remodeled kitchens and baths, stunning outdoor living spaces and the fabulous location, I could really see getting settled in for a long time. Come see me this weekend on Sunday from 2 to 4, or come enjoy a glass of vino and watch the Sunset from the roofdeck on Thursday evening from 6 to 7! For more info and pictures, visit the site at http://www.774-77615thAvenue.com.
Upcoming Listings
March 19, 2009
Here’s what Paragon has on deck – tell a friend!
$9,000,000/Potrero 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…
$995,000/ 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.
$749,000/ South Beach/ BA: 1 / 1 PKG: 1 Brief Description: Beautiful Brick and Timber Loft 1 block from Embarcadero. Top Floor Corner unit with over 1000+ square feet. Bay Views. This is a unique and great space! Will be listed in April, but can show soon!
$499,000/ Lower Pacific Heights/ BR/BA: 1/1 PKG:1 Brief Description: Contemporary condo, needs some updating – currently tenant-occupied month-to-month. Built in 1986 so not subject to rent control.
Pocket Listings:
$1,950,000/Noe Valley / Brief Description: 4 Unit Victorian commercial building on 24th St. Upper 2 floors are owner occupied. Tenant on ground floor.
$700,000ish /SOMA/ BR/BA: 2/2 PKG: 1 Brief Description: Wide loft, Kitchen and two bath remodel. Very Swanky. Sneak preview and pricing roundtable on Wednesday @ 2:30pm. No clients before weekend. Call to confirm if you are going to preview
$340,000/ TenderNob/BR/BA: 0/1 PKG: 0 Brief Description: Large alcove studio in “The HamiltOn”, a classic, art-deco elevator, door-man bldg. Perfect pied-a-terre; Central location.
San Francisco State of The Market
March 12, 2009
Advanced Listing Services was kind enough to provide me with this “State of the Market” report for San Francisco County. It analyzes new listings, the rate at which they are marked “pending,” and the number of properties that return to “active” after being “pending.”
The most intersting piece of information in the report to me, is that the listing price for pending properties is significantly lower than that of for sale or active properties. This suggests that only inventory at the lower end of the price range is really moving despite the fact that foreclosures continue to be a relatively low proportion of our inventory in San Francisco.
To see the report, click here.
Upcoming Listings
March 12, 2009
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
February 3, 2009
$2,100,000/ South Beach/ 229 Brannan #17A BR/BA: 3/3 PKG: 2 Brief Description: Penthouse in South Beach’s premiere building, The Brannan. Pano views of the Bay, Bridge and downtown. New to spring market, priced $350,000 less than in the Fall.
$850,000/ Pacific Heights/ 256 Presidio Ave #5 BR/BA: 2/1 PKG: 1 Brief Description: Gorgeous top floor condo w/views photos @256Presidio.Net
$845,000/ Berkeley/ 2964 Shasta Rd BR/BA: 3/2 PKG: 2 Brief Description: Lovely view home close to Tilden Park. Backyard has a various fruit trees, vegetable garden and mini-vineyard.
$759,000/ South Financial District/ 77 Dow Pl #911 BR/BA: 1/1.5 PKG: 1 Brief Description: Corner loft with private deck, big city view, steel & concrete bldg close to downtown, BART & Westfield. One of only 4 in the bldg
$749,000 Nob Hill / Russian Hill / 1545 Broadway #205 BR/BA: 2/2 PKG: 1 Brief Description: Large, remodeled 2 bed 2 bath, granite kitchens & baths, h/w, stainless appliances, small deck, very spacious. Unit should be staged by next week, easy to show
$489,000/ Downtown/ 630 Mason St. #402/ BR/BA: 1/1 PKG: 1 Brief Description: Beautiful Co-op apt in a fabulous location
Pocket Listings:
$1,649,000/ Buena Vista Park / 33 Park Hill, Unit A BR/BA: 2/2 PKG: 1 Brief Description: Amazing urban oasis in this two-level, house-like condo with 2 decks, fabulous views from downtown to East Bay, exclusive use of unbelievably enormous designer garden complete with pond, waterfall and walking bridge. Wonderful master suite, spacious 2nd bedroom, living room, dining room & media room or 3rd bedroom. Approx. 2300 sq ft. Truly unique!
$775,000 / South Financial Dist / 77 Dow Pl #1305 BR/BA: 1/1.5 PKG: 1 Brief Description: Penthouse at Hawthorne Place. Ideal pied-a-terre with panoramic views of Bay, Bridge & Ballpark. Swimming in Southeast light. Two entrances.
Upcoming Listings
November 20, 2008
Below are Paragon’s upcoming and “pocket” listings. As always, if you see anything that strikes your fancy, let me know and we’ll get you in ahead of the crowd.
$1,089,000 / Lake Shore / BR/BA: 3/2 PKG: 2 Brief Description: Beautiful 3 bed 2 bath home with family room, office and additional bath downstairs. Includes plans and engineering specs for adding a level and home complete remodel. Great opportunity!
$899, 000 / Inner Sunset / BR/BA: 2/1 PKG: 2 Brief Description: Classic Marina-style single family home in ideal Inner Sunset location. Deep landscaped lot, city views, move-in ready.
$749,000/ Nob Hill / 1776 Sacramento #509 BR/BA: 2/2 PKG: 1 Brief Description: Wonderful 2bd/2ba condo with a great layout, perfect location, in-unit W/D, FP & storage
$699,000/ SOMA/ BR/BA: 1/2 PKG: 1 Brief Description: 1,300+ sq ft, oversized mezzanine, 2 full baths, walk-in closet, parking & storage, top floor, luxury! 1 bed + office/den, 2 bath w/ 17′ ceilings, dramatic floor-ceiling windows w/ southern views, light-filled floor plan.
$639,000/ SOMA, Mission Dolores /BR/BA: 3/2 PKG: 1 Brief Description: Light filled condo with views. Great floor plan. Easy access to everything. Up to date and easy to show. See listing in MLS from past agent-pictures available!
$558,800/ Outer Parkside / BR/BA: 2/1 PKG: 1 Brief Description: Traditional junior five with room down, HUGE yard, lots of potential! Probate under IAEA
$495,000 / North Waterfront / BR/BA: 1/1 PKG: 1 Brief Description: Penthouse condo in Parc Telegraph with water and Alcatraz views. One car on-site parking. Perfect for first time buyer or pied a terre.
Pocket Listings:
$1,349,000 / Marina / BR/BA: 2/2 PKG: 2-car Brief Description: Withdrawn from MLS but still available for sale. Fabulous full-floor condo in a 2-unit building in a prime Marina location. Beautifully remodeled kitchen and bathrooms. LR w/ wood-burning fireplace, formal dining room, great floor plan for entertaining. Over 1500SF per the condo map. 3% CSO
$719,000 / South Beach / 403 Main #107 BR/BA: 2/ 2 PKG: 1+ Brief Largest foot print of 2 bedroom units at portside. 1220 square feet. Newly remodeled kitchen. Deck. ONLY available til Dec, 12ish Agent: Katy Dinner TEL: 415.863.Katy – ready to show anytime
Price Reductions:
$4,150,000 Old Price: $4,500,000/ Marina/ 3730 Scott St Brief Description: 12 Units bldg 8 garage parking spaces / Fantastic marina location! Large charming units, sep. PG&E. / Agent: Dan McGue Ext: 7201
$1, 499,900 Old Price: $1, 649,500M /South Beach/ BR/BA: 2/2 PKG: 1 Brief Comment: Huge Price Adjustment! Historical, warehouse conversion loft with city views and deeded parking.
$675,000 Old Price: $725,000 / Pacific Heights/ BR/BA: 1/1.5PKG: 1 Brief Comment: Unbelievable price for this large (1,172 square feet) one bedroom condo with a large exclusive use balcony. 24-hour security, heated rooftop pool. Location, location!
$459,000 Old Price: $495,000/ Daly City/ BR/BA: 3/2 PKG: 1 Brief Comment: Ranch style home with tranquil hill and water views to the East Bay. Close to Serramonte Shopping ctr and 280 Metro Shopping Ctr. Minutes and minutes to Daly City BART
Upcoming Listings
July 8, 2008
True to the norm, things have slowed down around the holiday weekend. I am expecting a busier than usual summer, but for the 4th, at least, there is not much happening. As always, if you see something you like – just let me know and you’ll get the inside track!
$1,250,000/ Russian Hill / BR/BA: 3/2.5 PKG: 1
Brief Description: Located on a secluded cul-de-sac in the heart of Russian Hill and North Beach, this spacious two-level condo features delightful Bay and urban views with decks gracing both levels. Main living level features an open floor plan, hardwood floors and Bay views. Lower level features 3BRs/2BAs/Family Room and direct access to large private patio .
$1,249,000 /Mission / BR/BA: 3 Units (2+bd 1 ba each) PKG: 0 Brief Description: 3 units in freestanding building. Nice original details. Views from three sides from top unit. All units to be delivered vacant.
$800,000/ Outer Richmond BR/BA: 3/2 PKG: 1 (+1 in drive)
Brief Description: Delightful Richmond home in Sutro Heights. Hardwood floors throughout main living areas, with fireplace in living room and adjacent formal dining room. Baths and kitchen need updating. Bonus rooms downs. Large yard.
Pocket Listing:
$1,448,000 / Lower Pacific Heights / BR/BA: 4/2.5 PKG: 2 Spectacular 2-Level condo, 3400 Sq. Ft., renovated with downtown views from upper deck. Shown by appointment!!
Home of the Week – Grand Units With Secret Nightclub
June 6, 2008
Sometimes I think it’s the secrets that houses are hiding that keeps me excited about this business. I saw this building on Tuesday Tour when it first came on the market and as I climbed staircase after staircase, what I couldn’t believe was just how HUGE and grand and elegant it must have been before it fell into neglect. But when I got to the top floor, I found the real prize – an “underground” nightclub with a top of the world view!! I had a good time imagining the late night jazz parties had taken place here back in what looked like the 1940s. If you want to relive the past yourself, it will be open this Sunday 12 to 12:45 or by appointment. The address is 821-823 Fillmore. The price has been reduced to $1,499,000 and it tops 6000 square feet. It is listed by Jennifer Kauffman of Zephyr and Kyle Kirk of Vanguard. More info is available here.
Market Update/Upcoming Listings
June 6, 2008
My experience this week was that the market was pretty hot. My listing at 2178 15th Street went into contract; a 4 unit property my clients offered on went for 200k over ask with six offers; and another buyer narrowly missed a condo that had been on the market forever – after an agressive price reduction it sold with 3 offers on the table! My analysis is that the market is moving along and existing inventory has been getting snapped up this week, but I think the fact that there are only 2 this week is indicative that summer is about to arrive! Oh the fog 
Condos/TICs: 29 closed over asking, 52 closed under asking and 30 closed at asking price.
2-4 Unit Buildings: 6 closed over asking, 9 closed under asking and 5 closed at asking price.
RSS feed for this blog
