Please, Won’t You Be My Neighbor! SF Ocean View Flats for Sale!

Ocean Beach Living!

It’s always a beautiful day in my neighborhood.  If you read the blog regulary, you know I live here on Great Highway in the Outer Sunset. 

You’ll also know that I LOVE my neighborhood.  Even on a crappy day like today, with the wind blowing and the rain pouring, I can sit in the comfort of my very own house and watch the Pacific Ocean waves land on Ocean Beach. 

It’s a different vibe over on this side of San Francisco.  There’s an amazing community feel, and the local businesses are fantastic.  Whether we’re talking about the Riptide Bar or Noriega Produce or Java Beach or The Pizza Place, you’d be hard pressed to find another group of business owners in the City that care more about their neighborhood than these folks do.

And, we also have amazing neighbors.  People actually care about the neighborhood and they get involved.  And with Carmen Chu making herself available to the community to both hear our concerns and respond to them (yes, she listens AND acts on what she hears!  Crazy, right?) the hood just gets better and better.

So, I’m thrilled to announce that you’ll have an opportunity to be my neighbor.  We won’t be living next door to each other, but when you live on Great Highway, all of your nighbors feel close, even if they’re a few blocks away.  And better yet, your neighbors become your friends!

I won’t give you the whole spoiler about the listing because I think to REALLY appreciate it, you need to see it for yourself.  But the website, www.2458-2460GreatHwy.com will give you a little tease as to what living at the beach can be like.  Besides the ocean views and daily access to sunsets over the horizon, and your own ginormous landscaped yard perfect for parties (complete with bonfire pit!), you get an enclosed outdoor shower (the folks at Socketsite should appreciate that!) where you can get down to your birthday suit and not be afraid of neighbor’s prying eyes.

The Enclosed Outdoor Shower!

Check out the website (www.2458-2460GreatHwy.com) or give me a call at 415-307-1392 for more info. 

And, “Won’t you please, please won’t you, please…….. Please won’t you be my neighbor???  Hello Neighbor!”

What YOU Can Buy in San Francisco with 3.5% Down

Nope, I didn’t stutter.  You still CAN buy a home in San Francisco with just 3.5% down.

There are lots of restrictions, certain buildings don’t qualify, interest rates are slightly higher, but honestly, for many people, it is THE ONLY WAY that they’ll ever be able to buy a home.

FHA loans work for single family homes, and certain condos.

Single family homes that are habitable are a no brainer in terms of an FHA loan.

Some older condo buildings are on FHA’s approved list.  Other units can qualify for an FHA loan with “SPOT” approval (a post for another day). 

But until recently, buyers who wanted a low down payment on a condo in a new development had few options.

The nice thing is that NOW, many of the new developments in San Francisco have gone out of their way to get themselves FHA approved, which means that you can plop your 3.5% down payment right down on a shiny new condo. 

Some of the developments that are FHA approved and offering 3.5% down (or in some cases higher):

• SoMa Grand
• Esprit Park (currently 10% down, but 3.5% is around the corner)
• The Montgomery
• Blu
• Arterra (last I heard it was 10% down, but may already be 3.5%)
• Candlestick Point – The Cove

I’ll update this list as I get more confirmations.

AND rumor has it that legislation IS coming down the line that will give ALL of these new developments the opportunity to take your 3.5% and shove it )(right in to a shiny new condo, that is!)  

Stay tuned for more FHA updates.

Design Above All 2009 at San Francisco’s One Rincon Hill

When I was invited to Design Above All, I thought I was pretty cool in terms of getting a “media” pass.  Being a real estate blogger sometimes has it’s priveledges.  But I’ve been to the One Rincon Hill development and sort of thought to myself, “How great of a time can this event possibly be?   It’s not like I haven’t seen staged homes before and hell, isn’t this really just high end staging?”

But, it did sound intriguing. 

So I went to the event with low expectations and allotted a mere smidge of time to look around.  I hopped on the elevator, rode to the 53rd floor and THAT is when I started drooling.  The units were so remarkably designed that I lingered in each and every room for FAR longer than I expected.  Each unit was just amazing, and I had the added pleasure of watching the Blue Angels practicing there formations as they flew around the City. 

The 4 condos where designed to the nines by four local bay area designers.  The idea was that each designer got an “imaginary” client with a backstory.  One condo was for a Google executive, one for a retired couple from Atherton, and two others that I honestly don’t remember because I was so overwhelmed by the design elements that overtook me at ever space. 

And not only are the units absolutely incredible. they are also FOR SALE!   The prices range from $3.1M to $3.6M depending on the furnishings that the views, and YES, they come FULLY FURNISHED!!!

If you’re interested in purchasing one (or all four!) of these amazing units, give me a holler - I realllllllly want an invite to the house warming party!  

Some info from the press release:

Styled by a mix of established and up-and-coming Northern California interior designers and design firms, the 53rd floor residences in San Francisco’s 64-story landmark residential tower showcase the finest interior design styles, home furnishings and accessories from SFDC showrooms.  Design Above All will run for six weeks, starting this Saturday, Sept. 19 through Nov. 1, 2009, at One Rincon Hill, 425 First St., in San Francisco’s SoMa District.

“This unique focus on the trend of high-rise living gives an interesting twist to the traditional decorator’s showcase concept,” said Rhonda Hirata, marketing director for the SFDC. “One Rincon Hill is a landmark and an ideal venue to showcase the creativity of the regions’ top designers and the Design Center’s showrooms.”

Four Northern California-based design firms were selected to implement their visions for an entire condominium home, ranging in size from 1880-1957 sq. ft.  The firms are:

• Carver+Schicketanz, Carmel, Calif.  
• Eugene Anthony and Associates, Ltd., San Francisco 
• Labexperiment, San Francisco
• Donald Joseph Inc., Sacramento, Calif.

Providing inspiration for the design challenges and opportunities inherent in high-rise condominium living, the homes will be open for public viewing each Tuesday, Thursday and Saturday for six weeks, beginning Sept. 19.  The expanded final weekend schedule will include both Sat., Oct. 31 and Sun., Nov. 1. Admission is $20 and benefits three local charities: PAWS (www.pawssf.org), Food Runners (www.foodrunners.org) and At the Crossroads (www.atthecrossroads.org).  During the event, the fully-decorated homes will also be offered for sale, with prices set on Sept. 19. 

One Rincon Hill, the setting for this unique event, is a soaring new high-rise residential development that has become one of San Francisco’s most recognizable landmarks and among the tallest buildings on the skyline, in part due to its location atop Rincon Hill, the last buildable hill in the city and the ‘first attraction’ visitors see as they cross the Bay Bridge into the City. One Rincon Hill is at the heart of the growing SoMa District, where dozens of high rise towers have sprouted up in the City’s fastest growing micro-neighborhoods.  The entire 53^rd floor of One Rincon Hill is dedicated to the Design Above All event, and each home will showcase the tower’s magnificent floor-to-ceiling views of the City and the Bay, with bold looks created by four noted designers.

Hirata said it is interesting to see how the designers approach the dramatic floor-to-ceiling windows and jaw-dropping views, while also addressing space issues and distinctive layout features common to modern high-rise condo towers sprouting up everywhere.  The designers have also considered the lifestyle of typical condo residents, whether they are a young professional couple with dog, a Silicon Valley executive on-the-go or an empty-nester couple trading suburban sprawl for a fresh urban lifestyle. 

According to Mike Kriozere, principal of Urban West Associates and developer of One Rincon Hill, the four designers each bring a different perspective to Design Above All, offering unique ideas and clever solutions — and even some whimsy — which visitors can incorporate in their own high-rise home.

“The San Francisco Design Center has created a tremendous opportunity for people to explore the possibilities of condo living and see how good interior design can contribute to this continuing urban lifestyle trend,“ said Kriozere, who was also among the esteemed panel of judges which selected the designers: Sarah Lynch, executive editor, California Home and Design; Heather Luplow Hartle, editorial + creative director, California Home and Design; Cherie L. Turner, editor, The Nob Hill Gazette; and, Michael Bauer, executive editor, San Francisco Chronicle.

“We’re excited — and honored — to host this unique design happening at One Rincon Hill,” added Kriozere, “And we look forward to welcoming design enthusiasts, as well as the condo-curious, to the see the spectacular views from our 53^rd floor residences — both inside and out.”

Design Above All,” inspiration for luxury high-rise living 2009, is open to the public Sept. 19-Nov. 1, Tuesdays and Thursdays, 11 a.m. – 3 p.m., Saturdays 11 a.m. – 5 p.m., at One Rincon Hill, 425 First St., San Francisco. Tickets are available at the door or online at www.sfdesigncenter.com.  Admission is $20 (includes parking) and benefits three local charities: PAWS (www.pawssf.org), Food Runners (www.foodrunners.org) and At the Crossroads (www.atthecrossroads.org). Group rates available and must be arranged in advance.  For more information, call (415) 490-5820 or visit www.sfdesigncenter.com

Coming SOON! Single Family Home in Noe Valley: 2BR 1BA $699K

 

Yes, you read that list price correctly. 

 

It’s not a short sale, it’s not an REO, it’s a single family home in Noe Valley that’s been in the same family since the 1960’s!

Built in 1900, it’s a 2BR 1BA single family home with a dining room that is move-in ready.  It has new carpets (with softwood floors under the carpet that can be refinished), new appliances in the kitchen (including a Wolf stove and stainless steel fridge) but could use a little TLC to make it really sparkle.  It is also is zoned RH2, so the possibilities are endless.  There is no parking, but most of the neighbors have added a garage at street level. 

 

We will be setting an offer date for this property but I wanted to give my blog readers a heads up that it’s coming, it’s coming soon, and it won’t last long!

 

Call me at 415–307–1392 or email me if you have questions!

 

Newest Zephyr Real Estate Listings

Every week, Zephyr Real Estate puts out a handy list of our newest listings.

Remember, I help people buy listings whether they are Zephyr listings or not. 

And don’t forget, you can know everything that’s on the San Francisco market in real time.  Just like a REALTOR, you’ll get access to ALL of the listings in the MLS. 

Unlike other Real Estate search sites, Zephyr MLS Direct gives you the most complete, accurate and up-to-date listing information available, which lets you find properties as soon as they hit the market. 

It also lets you save your searches and new listings that match your criteria emailed to you as soon as they hit the market!  And you can save your favorite properties, watch them go into escrow, and if they’re in your “favorites” folder, you can even see the price they sold for (which we all know is super secret data.)  You also get notified of any changes that occur to the property listings that match your criteria AND Friday Open House reports.  Cool or what?

You’ll have to give up some personal info, and “agree” to work with me as your REALTOR (it’s a technicality that the MLS requires), but I NEVER EVER EVER hold you to it.  To really build a client/agent relationship, we have to meet in person to decide if we’re a good fit to help you achieve your real estate goals.  And you’ll have to CONTACT ME to make it happen.  WHY?  Because I’m just not into stalking and I’m easy to find. 

Want your own MLS access?  You can SIGN UP HERE.

And in the meantime, check out the latest Zephyr listings here.  You can call me at 415–307–1392 or email me if you have any questions.

REALTORS Scare the Crap out of SOMA Grand Developers!

It’s just like the story of the three little pigs…. REALTORS are apparently the big bad wolves that are going to HUFF and PUFF and BLOW the big developers down!

I caught this great post today from the folks at Curbed SF. 

The folks at the SOMA Grand seem to be AFRAID of San Francisco’s real estate agents.  It looks like they sent around an email to Joie deVire’s reward program members that mentions:

“When you visit (Joie de Vivre property SOMA Grand), we will offer you a free night’s stay at one of our hotels.*

Want another bonus? When you buy without an agent, you will receive up to $10,000** in Joie de Vivre hotel stays, upgrades, amenities and services!”

HA!  Are these folks for real???

Guess they’re afraid of the guidance that a buyer that’s represented by a REALTOR might bring to the table.

Gee, we might tell get our client MORE incentives, LOWER prices, RATE BUYDOWNS and more…

At some new developments, good agents have been able to get their clients a few hundred thousand dollars in combined savings and incentives!!!!

So, let me see – you can either go to the developer yourself, get a free hotel night and a whopping $10K in savings and hope and pray that the developer will have your interests in mind during the entire transaction….

OR…..

You can go with an agent, get up to several hundred thousand dollars (not in every case, but HUGE savings are the norm these days and amounts will vary based on developer, starting price of the unit and more) in savings and incentives and know that you have a dedicated advocate on your side each and every step of the way.

Oh, and if you’re looking for information on what kind of price reductions and incentives the developers of the various new condos in San Francisco are offering these days – shoot me an email or call me at 415–307–1392.  I keep my finger on the pulse of the market and can help you get a great deal no matter which new development you want to call “home.” 

And what the hell, if you ask me to represent you in the purchase of new construction condo in San Francisco, I’ll even one up the SOMA Grand guys and throw in a gift certificate for a free weekend getaway (contact me for details) at the close of escrow so you can spend the weekend celebrating all of the money I saved you on the purchase of your new home.   

San Francisco Pocket Listings

I usually don’t post the pocket listings on this hear SF real estate blog, but two of these listings are mine (noted with a “*”), and hell, it’s my blog, and I just can’t help myself! 

3321 17th Street #15* – This 1BR 1BA top floor CONDO is located in (arguably) one of the City’s hippest neighborhoods, the Inner Mission. The condo features a smart & efficient layout, bay windows, hardwood floors, an efficient kitchen and in-unit laundry! BART is just a block and a half away, and the Valencia Corridor is just as close. Skip the car payments, the car insurance, the parking lease payment, the parking tickets and the outrageous gas prices – the home’s Walk Score is a whopping 97! AND Zipcar & City CarShare are close-by in case you need wheels. Come for the price, stay for the lifestyle!   Priced at $395,000.

Duboce Triangle Condo – This is a top floor 1BR 1BA There is a large tandem parking space and additional storage in the garage.  Located on the corner of Scott and Waller, the unit is sunny and has windows on the south side of the unit, as well as on the west in the bedroom.  It is a Victorian building, so the unit has high ceilings and hardwood floors. The unit will be on the market in early March, but is easy to show before that time.  List price will be below $600k.

Pacific Heights Single Family Home – Thoughtfully remodeled 3BR 2.5BA mixes old world charm with contemporary finishes.  Features include a flexible floorplan, stone fireplace, 2 car garage, steel reinforced foundation, and much much much more.  Priced at $2.45M.

If you’re interested in any of these listings, give me a call at 415–307–1392 or email me.

New Construction Steals and Deals in San Francisco

I’ve been hitting up some of the newer developments in San Francisco over the last month, and it seems that every place I’ve visited, the sales people have hinted (and in some cases blatantly blurted out) that if I buyer is interested in something, to just make a lowball offer. 

At one Mission Bay development I visited, the salesperson said that the developer is pretty much accepting offers $100K under asking and it is pretty standard practice these days and was pretty much considered a done deal in many instances.  And if a buyer wanted other incentives, such as upgrades, paid HOA dues, credits and more would be considered as well.

And according to today’s San Francisco Chronicle, my observations that many sellers are ready to wheel and deal were confirmed.  Many developers are now making their discounts and incentives public and are actually advertising them.

According to the article, the City’s new developments that are making announcements that they are ready to deal are:

• The Millennium Tower
• The Radiance
• One Rincon Hill
• Artani
• Argenta
• The Highpoint
• The Cubix

But I’ve also heard of amazing deals at:

• The Infinity
• The Hayes
• The Arterra
• SoMa Grand
• Symphony Towers
• The Montgomery
• Candlestick Point

Almost all available units at the various new condo developments in SF are offering some kind of concessions on price or a variety of other bonuses.  If you’ve been thinking about buying new construction in San Francisco, you are in luck.  If you want more info, give me a holler.

Carbon Monoxide Can Kill

I read somewhere that while 94 percent of homes have fire alarms, only 13 percent have carbon monoxide detectors.

The reason I started thinking about this is that in the last two days, one person in San Francisco was killed and several people in SF and Cupertino were injured and hospitalized due to carbon monoxide poisoning. 

Carbon Monoxide can be deadly.

Carbon Monoxide is a colorless and odorless gas and is produced anytime fuel is burned (many household appliances emit the stuff in small and safe levels.)  Sometimes, when an appliance isn’t working properly or is being used incorrectly, higher levels of the deadly gas are emitted and can kill within minutes. 

It’s not difficult to protect yourself. 

These events serve as a reminder about just how important it is to have a carbon monoxide detector installed in your home.  Though in the San Francisco case, it appears that there was a detector installed, and it was working, and in fact, had been beeping for a day – but someone still lost their life.  Which means you not only have to take precautionary measures, but be ready act.

What to do if your Carbon Monoxide detector goes off?

According to the EPA’s website:

• Make sure it is your CO detector and not your smoke detector.
• Check to see if any member of the household is experiencing symptoms of poisoning.
• If they are, get them out of the house immediately and seek medical attention. Tell the doctor that you suspect CO poisoning.
• If no one is feeling symptoms, ventilate the home with fresh air, turn off all potential sources of CO — your oil or gas furnace, gas water heater, gas range and oven, gas dryer, gas or kerosene space heater and any vehicle or small engine.
• Have a qualified technician inspect your fuel-burning appliances and chimneys to make sure they are operating correctly and that there is nothing blocking the fumes from being vented out of the house.

What are symptoms of Carbon Monoxide poisoning?

Early symptoms of carbon monoxide poisoning include headaches, nausea and fatigue.  Unfortunately, these symptoms are often mistaken for the flu.  By the time the symptoms get severe, heart and brain damage can occur.

If you don’t already have a Carbon Monoxide detector, GET ONE!

There’s no good reason for you to not have a detector in your household.  If you need help choosing one, check out this site for a little help.  IT COULD SAVE YOUR LIFE!

San Francisco Property Spotlight

Welcome back to the “San Francisco Property Spotlight” brought to you by yours truly.  If you ever see a property you want to hear more about – HUSTLE! – it might not be around for long!

This time, it’s a sweet little something in Bernal Heights that caught my eye. 

130 Newman is a sweet property listed with Carol Bee of Herth Real Estate.  Frankly, the photos of this home don’t do it justice (though we all know that overcast skies in SF just can’t be helped) – nor do the photos convey the positive energy this house has (which you just can’t convey with photos).

The house is a 2BR 1BA with a double parlor, a kick-ass kitchen, a large garage, an awesome deck, a bright and sunny yard (assuming the sun comes out in San Francisco) and a hidden secret – a HUGE undeveloped attic!  I can’t help but get excited about attics.  I’m not sure what it is – maybe it’s because attics remind me of giant clubhouses.  (My dad built me my own little clubhouse when I was a little kid, complete with peaked roof, lights, a desk and a door that locked!  Sorry to digress – but I suddenly have a hankering to go into a small space, play “house” and make refrigerator art!) Though of course, the attic is much more than a clubhouse – temporarily, it’s storage, but long term, it’s room for expansion.  It’s listed at $979,000 and with a recent comparable around the corner on Bennington that sold for $1,060,000 (with the 3^rd Bedroom in the attic, you can see that the possibilities 130 Newman presents!)  Go and check it out for yourself.  It’s open this Sunday the 24^th from 1–3pm. 

I’m off to go make refrigerator art.

As usual, if you have questions about any of the properties I mention in these spotlights, or about the real estate market in general, don’t hesitate to contact me. I love to talk real estate!