For those of you that like your San Francisco real estate market data without commentary, here ya go.  Take a look, check it out, come to your own conclusions. 

Or – you can always ask me questions. 

NUMBER OF UNITS is the equivalent of number of sales/transactions. For condominiums, each unit is treated as a sale. For 2- to 4-unit buildings, the “building” is treated as a sale.

NUMBER SOLD is the number of properties in the market segment that closed escrow during the month.

NUMBER FOR SALE is the number of active properties on the market for one day or more during the month.

MEDIAN PRICE (SOLD) reflects the “middle” price point of a group of properties that have successfully closed escrow on a monthly basis, i.e. half sold for more and half sold for less than the median price. Tracking the movement of median prices over time provides a good indicator of the direction market forces are moving.

If the percentage change is positive between the two periods then there is upward pressure on prices in that market segment. If the percentage change is negative between the two periods then there is downward pressure on prices in that market segment.

AVERAGE DAYS ON MARKET (DOM) reflects how long it has been taking (on average) to draw an offer on a reasonably priced property exposed to the market. The AVERAGE DAYS ON MARKET is defined as: The average number of days it took all of the properties that went under contract during the period to accept a first position offer.

MONTH’S SUPPLY OF INVENTORY (MSI) is a measure of how long it would take, in months, to sell the existing inventory at the current sales rate for the specific neighborhood and property type. The MONTH’S SUPPLY OF INVENTORY is defined as: The number of active properties on the market for one day or more during the month, less the number of properties that have been withdrawn or expired, divided by the number of properties that have gone under contract during the month.

* * * * *

Data provided by Terradatum.

Tags: SF Real Estate Fast Facts, SF Real Estate Info for Buyers, SF Real Estate Info for Sellers, San Francisco Neighborhoods by Luba
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I recently had a client and blog reader ask about doing an Owner Move In on a single family home in San Francisco. 

Typically owner move-ins are allowed, unless the tenant has protected status based on age, disability or is terminally ill.  However, in a single family home or rented condo unit in San Francisco, the tenants lose any protected status that they have.  Here’s the answer to the issue below:

First, a disclaimer.  Please do not take the following as concrete fact.  We live in SF and we ALL know that things are quirky here so do not assume the following will always be true add correct.  ALWAYS check the status of the rent code and ALWAYS consult an attorney for clarification.  The following is not meant to be legal advice about any landlord/tenant/eviction issues in San Francisco and is NOT meant as legal advice!!!  < ?xml:namespace prefix ="" o ns ="" "urn:schemas-microsoft-com:office:office" />

 That being said – here’s the section of the rent code that applies:

Section 37.9(i)(2) of the Rent Ordinance states: “(2) The foregoing provisions of Sections 37.9(i)(1)(A) and (B) shall not apply where there is only one rental unit owned by the landlord in the building, or where each of the rental units owned by the landlord in the same building where the landlord resides (except the unit actually occupied by the landlord) is occupied by a tenant otherwise protected from eviction by Sections 37.9(i)(1)(A) and (B) and where the landlord’s qualified relative who will move into the unit pursuant to Section 37.9(a)(8) is 60 years of age or older.”

In a nutshell – if the SF building is indeed a TRUE Single Family Residence (ie. NO illegal units, NO in-law units, etc), then there is indeed NO such thing as a protected tenant there.  It appears that if a person owns JUST ONE condominium in a San Francisco building, the same exemption to protected status applies.  It also appears that if the landlord owns more than one unit and ALL are occupied by tenants that would be protected in most cases, but the landlord wants to move in a relative that is over the age of 60, the landlord can do so.

How does this affect you?

Well, it depends on whether you’re a landlord, a tenant or a prospective buyer.  If you need advice about your particular situation, contact me – I can point you in the right direction to get you the information that you really need.

Tags: SF Real Estate Blog Reader Asks, SF Real Estate Info for Buyers, SF Real Estate Info for Sellers, SF Real Estate Market Conditions, San Francisco Local Resources by Luba
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Fort Funston, originally uploaded on by maison

As you guys know, I’ve put Open Shutter to the Past: San Francisco in Pictures on hold for a bit. 

Also, you’re probably noticed that postings in this SF Real Estate Blog have been pretty light this week.  

I’ve done a bit of a number on my back, and after seeing an awesome SF acupuncturist, I’m just heading on the road to recovery.  I’ve never been a big fan of acupuncture, but after 20 minutes of needles in my back, an infrared light, cupping, massage and then some magical medical plaster that felt like it was burning my back, I’m finally feeling a little better. 

But, I’m not feeling well enough to risk going horseback riding today, which was my original plan for this lovely Friday afternoon.  Instead, I’ll be taking it easy and letting my body finish its recovery.

And whether you’re taking it easy, or riding high this weekend, I hope you have an awesome time. 

And don’t forget to check back next week for another awesome San Francisco photo.

And if you’d like to throw your photos into the pool of candidates for my SF Photo Friday collection, tag your SF Photos from Flickr with LubaSF.

Happy Friday!

Tags: SF Places, San Francisco Photos, San Francisco Snapshots by Luba
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So I’m broken. 

I’ve hurt my back something terrible and the right side of my body from the middle of my back on up is in excruciating pain.  I did the heat thing, the massage thing, the lots of (legal) drugs thing and finally today, the acupuncture thing.  I’m still in pain. 

So, I’m not really feeling up to writing about SF Real Estate right now.  In fact, typing hurts, sitting hurts, moving hurts, writing hurts – everything hurts. 

I’ll be taking it easy the next few days to let my body get better – that means I’ll be avoiding the computer.  And once I’m feeling like I’m back in one piece, you’ll see a more regular posting schedule once again.

In the meantime to get your fix of San Francisco real estate stuff (and other stuff I happen to find interesting) check out these sites that you can find in my blogroll to the left:

• Curbed SF
• Dwell Blog
• Frisco Vista
• Poodles on the Roof
• SF Real Estate Market Report
• sfcameraphone
• SocketSite
• The Avenues Blog
• theFrontSteps
• TIC Information
• Tour de San Francisco
• WHAT IM SEEING dot com

Tags: Misc Musings from Your San Francisco Realtor by Luba
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As I do every month, I ran the latest San Francisco real estate sales figures from the month of August for you.  I’m a little late this month since the weather was soooo nice at the beginning of September, and frankly, I really didn’t want to deal with pulling reports from the MLS (if you’ve ever had the opportunity to witness any sort of MLS search, you know it’s easier and less painful to pull teeth out with a pair of tweezers.)  But here it is, raw and unfiltered, just how you like it.

This month, as is common for August, volume is down from July across the board.  But the median figures – price, days on market and list price vs. sale price – didn’t change enough to make me think the market is changing in any particular direction.  TIC median price did drop a little drastically compared to July 2008, however, the sampling of TIC’s that close each month is rather small, and I tend to think that the drastic swings in price in this category have to do with the bigger extremes you’re likely to see in a smaller sample of data.  (This is about the only thing I remember from my college statistics class.)

So here’s this month’s summary of home sales pulled directly from the MLS. Remember, these are all closed sales and not pending sales.

Check back monthly to get the latest facts and figures - and if you have any questions about these statistics, or the market in general, feel free to give me a holler! I’m always happy to talk “real estate!”

Here’s a quick snapshot of the market from August 1, 2008 through August 31, 2008:

Single Family Homes

• 196 Homes Sold
• Median Sale Price was $843,000
• Minimum Sale Price was $409,000
• Maximum Sale Price was $5,300,000
• Median Selling Price was 102% of asking price
• Median Days on Market was 35
• Median Selling Price for homes that sold within 30 days was 103.5% of asking price

Condominiums, Lofts & Co-ops

• 161 Homes Sold
• Median Sale Price was $770,000
• Minimum Sale Price was $250,000
• Maximum Sale Price was $6,250,000
• Median Selling Price was 98% of asking price
• Median Days on Market was 46
• Median Selling Price for homes that sold within 30 days was 102.5% of asking price

TIC’s

• 40 Homes Sold
• Median Sale Price was $543,500
• Minimum Sale Price was $345,000
• Maximum Sale Price was $1,312,500
• Median Selling Price was 99% of asking price
• Median Days on Market was 70
• Median Selling Price for homes that sold within 30 days was 105% of asking price

Tags: SF Real Estate Info for Buyers, SF Real Estate Info for Sellers, SF Real Estate Market Conditions, San Francisco TIC (Tenancy in Common) Info by Luba
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