30 Years of Real Estate Cycles chart

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Neighborhood/District Sales by Price Range

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From our NorCal network : The Artisan Group

2_40630534_00_New_Front_entry

221 Sandringham Road
Piedmont, CA 94611
Offered at $2,975,000

For more information about this property or a referral to other areas of Northern California, please contact me.

411871_15

1205 4th Avenue, Unit C


Buyer Represented
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Mapping Late Night Eats in San Francisco

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So much to do, and so much to eat in San Francisco. But where does one go for a bite after a long evening? Recently, the good people at The Bold Italic did us all a favor and broke down some late night dining options. We’re visual types so we mapped ‘em, and then because we do it with everything, we Yelped ‘em. Where do you go for after-hours eats?

(please note restaurant locations are approximate)

(based on The Best Late Night Bites (Between 10 p.m. and 6 a.m.), the Bold Italic, August 2013)

 

Bay Area Real Estate Market By County: Bubbles, Crashes and Recoveries

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The Bay Area’s various counties and market segments are not immune to unique housing bubbles and crashes. And while current recoveries are demonstrating similar trend lines, the scale of recovery and state of home values vary. Here’s a look at what’s contributing to these variations on an otherwise relatively common theme:

Bay Area Home Values since 2000 by Price Tier: Way Up, Way Down, Sharply Up Again
The Case-Shiller Index for the 5-county SF Metro Area* divides the market into three equal sets of unit sales by price-range tiers: low, middle and high.

Case-Shiller_3-Tiers_TrendsThe market bubble, crash, recover cycle is easy to identify across all three tiers, as is the subprime lending fiasco that supercharged the lowest price tier of Bay Area homes to mind-boggling 176% appreciation in less than 7 years. The foreclosure and distressed-property crisis then hit this segment the hardest, inflicting a crushing 62% drop in values. Neighborhoods, communities, and counties with mostly higher-priced homes were much less impacted by the subprime effect: they appreciated less in the bubble, depreciated less in the crash, began their recoveries earlier, and are now much closer to previous peak values, if not already beyond.

There are other economic and social factors at play in the individual markets, but overall the price-tier analysis is surprisingly relevant to what has happened across the board. Because subprime lending inflated such large bubbles in some counties, it could prove unrealistic to expect those low-price-tier homes to return to previous peak values any time soon – even with the dramatic recoveries currently underway.

*The Case-Shiller SF Metro Area does not include Napa and Sonoma, but their market trends generally played out in the same way. Also as pertaining to percentages of appreciation and depreciation: if a home has a 100% increase in values, then a 50% decrease, the value is back to where it began.

Median-Sales-Price-by-CountyMedian Home Sales Prices by County
Median prices often fluctuate for other reasons than changes in market values, such as variations in the distressed and luxury home segments, inventory available to purchase and available financing – which is why Case-Shiller Index trend lines do not correlate exactly with changes in median price.

County median sales prices are generalities that mask enormous disparities in the prices of underlying sales, but they do convey an idea of comparative home costs in different areas.

County Home Sales by Price Range
Comparing the San Francisco residential market with other Bay Area counties in regards to quantity of sales in defined price ranges, the San Francisco, San Mateo and Marin markets are similar in that their home prices trend to the higher end of the range. In fact, these counties contain some of the most expensive real estate markets in the country. Though all the counties shown have home sales across the spectrum of prices, including very high-end homes, Napa, Sonoma, Alameda and Contra Costa have the greater percentage of their sales in lower price segments.

Property types vary by county. San Francisco doesn’t have many ranch, mobile home, and houseboat sales for example, while other counties sell few if any tenancy-in-common units (TICs). San Francisco also represents a much larger condo market.

Unit Sales by County (90 days)
During the summer months this year, the Alameda and Contra Costa home markets dwarf the other counties in quantity of sales. San Mateo, San Francisco and Sonoma constitute the second tier, with Marin and Napa being distinctly smaller markets in unit sales.

San Francisco Pipeline Report – Q2 2013

NewPipeline
The San Francisco consolidated pipeline consists of development projects that would add residential units or commercial space, applications for which have been formally submitted to the Planning Department or the Department of Building Inspection. Pipeline projects encompass various stages of development: from applications filed to entitlements secured, building permits issued to projects under construction. The pipeline includes only those projects with a land use or building permit application. It does not include projects undergoing preliminary Planning Department project review or projections based on area plan analysis. When a project is issued a Certificate of Final Completion by DBI, it is taken out of the pipeline.

Here’s a look at the Residential and Commercial Pipeline by neighborhood:

Pipeline Quarterly Report Q2 2011

Polk Street Blues Festival – September 21 – 22, 2013

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For many years, San Francisco has been known for its love of the blues. This year’s Polk Street Blues Festival, produced by Steven Restivo Event Services, LLC for the Polk District’s Merchants Association, blends the beloved San Francisco festival atmosphere with great blues music, variety vendors, tasty treats and family friendly fun. People looking to escape the crowded downtown San Francisco chain stores and enjoy a warm, friendly neighborhood atmosphere need look no further than Polk Street.

The Polk Street Blues Festival will feature two main stages, a merchant marketplace, arts and crafts, gourmet food booths, a large family area, cafe seating areas and much more. This is the only free blues event in San Francisco, certain to be well attended and becoming one of the best in the country.

Saturday and Sunday, September 21st & 22nd, 2013 from 10:00 AM to 6:00 PM PST
Polk Street between Pacific and Union Streets, San Francisco
Free admission

For more information go to www.polkstreetbluesfestival.com/

From our NorCal network : The Artisan Group

81444

20025 Mount Rose Hwy
Reno, 89511
Offered at $1,299,000

For more information about this property or a referral to other areas of Northern California, please contact me.

From our NorCal network : The Artisan Group

1025732

310 Allerman
San Francisco, CA
Offered at $2,649,000

For more information about this property or a referral to other areas of Northern California, please contact me.