Of Interest

San Francisco New Construction/Development Report

Highlights from the Q3 2014 Pipeline Report by the SF Planning Department

December 2014, compiled by Paragon Real Estate Group

On December 19th, the San Francisco Planning Department issued its excellent Q3 2014 Pipeline Report, which tracks new residential and commercial development in the city. There is a wealth of data within its 36 pages: Below is simply an excerpt of some highlights.

The Pipeline includes projects in every stage of the approvals, permits and construction process, and being listed in the pipeline doesn’t indicate when or even if the project will be completed. Changes and additions to the pipeline occur on an ongoing basis: Indeed, it seems rarely a day goes by nowadays without a big new project being announced. Last but not least, changes in economic and political circumstances can suddenly and dramatically impact new development plans and construction.

  • 50,600 residential units are in the current pipeline, including condos, houses and apartments, as well as affordable and social-project housing. Houses constitute far less than 1% of the total units. (There are currently approximately 381,000 housing units in San Francisco, per 2013 U.S. Census data.)
  • 18,700,000 square feet of commercial space are in the pipeline, including office, retail, medical, hotel, cultural, institutional and educational uses. 12 million of the square footage in the pipeline are for office use. (As of 2013, there were approximately 75.6 million square feet of office space in the city.)
  • 3090 residential units and 280,000 square feet of commercial space have been added in the past 4 quarters. “The median time to completion for these projects from the first filing was 43 months.” For smaller projects of less than 10,000 square feet, the median time dropped to 30 months.
  • 6700 new residential units and 5,400,000 square feet of commercial space are currently under construction.
  • Approximately 25,800 of the pipeline’s residential units are comprised of the Bayview/Hunter’s Point/Candlestick, Park Merced and Treasure Island projects. “Full realization of the projects will be decades into the future.” The Bayview/Candlestick and Treasure Island developments are situated on parcels designated as “Public Land.”
  • Not counting the 3 big projects mentioned above, the great majority of both residential and commercial pipeline projects are currently clustered in the greater South Beach/South of Market/Mission Bay area, the Market Street corridor, the Potrero Hill/Dogpatch area, and the Mission.
  • Approximately 800,000 square feet of manufacturing, distribution and repair use space would be lost in the course of existing pipeline development, to be replaced by housing or other commercial uses.

The full Planning Department Pipeline Report can be downloaded here. There’s also a nifty interactive map illustrating projects in the pipeline. Our sincere gratitude to Aksel Olsen and Teresa Ojeda of the SF Planning Department for compiling this useful and comprehensive report.


The first and third charts below come straight from the Planning Department Pipeline Report. We created the two district-breakdown charts to separate out residential and commercial projects and to reflect more common neighborhood and district names as used in the real estate business (but even then, the names should be considered gross generalizations). And we added a snapshot of the Planning Department map to give an idea of the number of development projects in the city.

This snapshot from the interactive map on the Planning Department’s Pipeline report webpage indicates current projects in the greater South Beach/South of Market/Mission Bay district, Hayes Valley and the Market Street corridor.


*All information included herein is from sources deemed reliable, but may contain errors and is subject to revision.

Bay Area Demographics

18 charted analyses of ancestry, affluence, education, real estate,
politics, poverty and employment for San Francisco, Marin, Napa,
Sonoma, San Mateo, Santa Clara, Alameda & Contra Costa Counties.

4th Quarter 2014, Paragon Special Report

These charts are mostly based on U.S. Census surveys from 2010 to 2013. Each of the 8 counties examined contains areas of widely varying demographics, and the multiple reports analyzed (6+ for each county) contain counts and estimates made at different times. Though these statistics are broad overviews, we still found many fascinating insights – and hope you will as well.

Adjusting your screen-view to zoom 150% will make the charts easier to read.

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Ancestry, Race & Age

For the most part, the ancestry and race categories used below
are as designated in the U.S. Census reports.

Ancestry: This first chart is a collated overview of the 8 counties. The Bay Area is one of the most multi-cultural places on earth, but (not broken out on this chart) this diversity is not evenly spread: Different ethnic and national groups often cluster in specific counties. For example, San Francisco has the largest populations with Chinese or Russian ancestry; Santa Clara has, by far, the greatest number of residents from India, Vietnam or Mexico; Alameda leads in those of Portuguese or Pacific Island heritage. For breakdowns by county, U.S. Census reports can be accessed at http://quickfacts.census.gov/qfd/index.html.

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Race: Marin County has by far the largest percentage white (non-Hispanic) population at 73%, followed by Sonoma and Napa. San Francisco has the largest Asian percentage at 34.4%, with Santa Clara just behind at 34.1%. Santa Clara is the only county where white isn’t the largest group – Asian is bigger by a tiny margin. Napa has the largest Hispanic percentage at 33%, with 5 other counties between 23% and 27%. Alameda has the most substantial percentage black population at 12%.

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Foreign-Born: The foreign-born population in the Bay Area is large (behind only New York, Miami, LA and Chicago) with again, different groups predominating in different counties. About 50% of our foreign-born residents have acquired U.S. citizenship.

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Children & Residents Living Alone: It has famously been said that San Francisco has more dogs than children, and at 13.4%, SF has the lowest percentage of residents under 18 of any major U.S. city. The other counties run close to the national percentage of 23%. San Francisco also has a much higher proportion of residents living alone than the other 7 counties – which probably correlates with a more urban lifestyle.

It’s interesting to note (not delineated on the chart) that though SF has relatively few children, its population aged 25 to 39 is very high, at just below 30%. Other Bay Area counties run from 16% (Marin) to 23% (Santa Clara). Demographers have noted that younger, post-college adults are moving into urban centers in large numbers, and this is clearly occurring in San Francisco. The city’s young, high-tech, start-up environment is undoubtedly supercharging this phenomenon.

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Affluence, Poverty, Education & Politics

Median Household Income: Many factors impact this statistic: household size, level of education, percentages of homeowners vs. renters, median age and of course, employment. Marin and Santa Clara are at the top of the list for highest household income. Obviously, various towns and neighborhoods – such as Pacific Heights, Ross, Atherton, Piedmont, Blackhawk – far exceed the figures in the chart below.

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Poverty: According to the 2013 Wealth-X report, the Bay Area has the 3rd highest number of ultra-high-net-worth residents in the country, behind NY and LA. According to SFLuxe, the Bay Area is now home to over 70 billionaires – and it seems one can’t turn around in Safeway anymore without bumping into another new billionaire.

But surging affluence isn’t the only story.

The U.S. poverty-level income threshold does not vary by geographic region: For a family of 4, the national threshold is approximately $23,500. According to a Stanford think tank, adjusting for much higher local costs of living (especially housing) raises that threshold to $31,000 – $36,500 in Bay Area counties. In San Francisco, that increases the percentage of residents living in poverty to 23% and in Napa to 26%. Adjusted or not, the percentages add up to many hundreds of thousands of people – and this seems an appropriate place to remind all of us not to forget the neediest this holiday season.

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Unemployment Rates: A big factor behind Bay Area economic conditions has been the strong growth in employment in recent years – in high-tech certainly, but also in the financial, medical, retail, construction and other industries. Many of these new jobs are very well paid.

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Education: Some Bay Area counties are among the most educated in the country – not a big surprise considering the presence of 3 of the world’s great universities, and the Bay Area’s role as a hub for various high-education industries. Among U.S. major cities, San Francisco usually ranks near the top of the list just below Washington D.C. and Seattle.

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Political Party Registration: This chart is self-explanatory. The Bay Area is a very blue region in a very blue state.

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Housing, Real Estate, Prices & Rents

Median Home Prices: Apples to apples, San Francisco has the most expensive real estate in the Bay Area, followed by San Mateo and Marin. But all the counties include diverse neighborhoods featuring home prices ranging from relatively low to very high. One thing that stands out is the city’s distinctive condo market: the median price for 2-bedroom condos is just a tad lower than its median price for 3-bedroom houses. The reasons are twofold: firstly, very generally speaking, condos predominate in the more affluent city neighborhoods, while houses predominate in the less affluent. Secondly, thousands of new condos have been built in the last 10 years, or are under construction now, and by and large, they are of luxury or “ultra-luxury” quality and cost.

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For a Million Dollars: Consider this infographic to be very approximate indeed, but it gives an idea of what one would get in square footage for $1,000,000 at each county’s overall house and condo average dollar-per-square-foot value. For the money, one gets more than twice the space in Contra Costa or Sonoma as in San Francisco or San Mateo. In many parts of the country, one could double or triple the square footage again.

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Case-Shiller Home-Price Trends: The Case-Shiller SF Metro Area does not cover all 8 of the Bay Area counties, but it generally applies to the overall market. If Case-Shiller went back a bit further, we would see the late seventies/early eighties recession on this chart. From recession – which in the last 30-odd years has typically lasted 4-5 years – comes recovery (typically very robust recovery). Recovery usually takes 5-7 years to become utterly “over-exuberant,” which leads to a correction – and the next recession. We are still less than 3 years into our current recovery – which doesn’t mean that past trends will hold true in the future.

This chart aggregating all the sales of 5 counties is a huge simplification of hundreds of different micro-markets: Different areas and price segments of the Bay Area housing market had 2004 – 2008 bubbles and crashes of vastly different magnitudes. The lowest price segment rose and crashed the most (think “subprime loans”) and, though recovering dramatically, is still well below 2006 peak values. The higher priced housing segment had a much smaller bubble and crash, and has now exceeded its previous peak values of 2007-2008, in many cases by substantial margins. All 3 home price segments – low, middle and high – are now approximately 95% – 97% above their values of year 2000 (denoted as “100” on the chart).

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Average Asking Rents: In the Bay Area, rising apartment rents and rising home prices have gone hand in hand, a big social, economic and political issue right now. Per the analytics firm Reis, San Jose, Oakland and Francisco are 3 of the 4 hottest rental markets in the country, as measured by rent appreciation.

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Homeownership: With San Francisco’s homeownership rate of 37%, tenants outnumber homeowners by a large margin – and, not surprisingly, the city has some of the strongest rent and eviction controls in the country. (SF rent-limitation controls do not typically affect vacant or recently built apartments, so they do not reduce the “asking rent” values seen in the earlier chart.)

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Market Size: Santa Clara and the two East Bay counties each have more than twice as many home sales as any of the other 5 counties. This is mostly due to significantly higher populations, but San Francisco’s relatively low number of home sales is also caused by the fact that almost two thirds of its units are rental housing: Thus, SF has more people but fewer home sales than San Mateo. Very limited supply amid huge demand is a big factor in its rising home prices.

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Era of Construction: This chart illustrates how empty the Bay Area was 75 years ago, before World War II: Almost 50% of San Francisco’s housing was built prior to 1940, but in 6 of the other counties, the percentage falls to 12% or lower. In Santa Clara and Contra Costa, it drops to 5% – there were a lot of open fields where housing developments exist now.

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Population, Density & Size

Population & Population Density: Santa Clara and Alameda have the largest populations of the 8 counties. San Francisco, the second most densely populated city in the country (far behind Manhattan), has a population density 95 times that of Napa County.

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Size in Square Miles: This chart reminds us what a small place San Francisco really is – and its inability to expand (except upward) plays an interesting role in many of its economic and social dynamics. Sonoma is the largest of the 8 counties and it is 33 times as large as San Francisco County.

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Freshly updated map of what’s going up around town

developments_oct

Interested in what’s happening with new developments in San Francisco? Click the link below to view the interactive map…

http://www.parascopesf.com/development-map/

Source : Parascopesf.com

Warren Buffet on Housing

In an CNBC interview on February 27th, Warren Buffett said the following when asked whether he’d recommend people buy stocks or houses right now:

“If I knew where I was going to live for the next five years or 10 years, I’d buy a home and I’d finance it with a 30-year mortgage. It’s a terrific deal…

If I had a way of buying a couple hundred thousand single-family homes… I would load up on them. And I would take mortgages out on them at very low rates… [With] a 30-year mortgage… it’s a leveraged way of owning a very cheap asset now. That’s as attractive an investment as you can make.” And in his latest letter to shareholders: “Housing will come back – you can be sure of that… Every day, we are creating more households than housing units. People may postpone hitching up during uncertain times, but eventually hormones take over… Fortunately, demographics and our market system will restore the needed balance…”

From the IRS: Ten Tax Tips for Individuals Selling Their Home

“IRS Summertime Tax Tip 2011-15, August 8, 2011

The Internal Revenue Service has some important information to share with individuals who have sold or are about to sell their home. If you have a gain from the sale of your main home, you may qualify to exclude all or part of that gain from your income. Here are ten tips from the IRS to keep in mind when selling your home.”

Click here to continue.

What You Get for How Much, Where in San Francisco

Year To Date 2011 Home Sales at Selected Price Points

Below are specific San Francisco home sales which closed in 2011 between January 1st and May 15th. The short descriptions can only give a very general sense of location, appeal, quality, condition and amenities of each property, and the sales listed are not necessarily representative of typical values for the neighborhood and property type. Sales listed as “bank sale” are sometimes in distressed condition and usually go at a significant discount. Though bank sales now occur throughout the city, they are clustered in the less affluent neighborhoods and the lower price ranges. As always with real estate, the devil is in the details. Further information regarding particular sales can be furnished upon request.

For $12,100,000

Presidio Heights on Washington: 7 BR, 6.5 BA, 4-story, 17-room, 10,000 square foot, 1902 Beaux Arts mansion; bay and city views, additional guest house, 2 car pkg. $1210/sq.ft.

For $8,800,000

Pacific Heights on Normandie cul de sac: 5 BR, 6 BA, 1938 house; GG bridge, Alcatraz & bay views, library, deck, 3 car pkg.

For about $7,000,000

Russian Hill on Filbert: 3 BR, 5 BA, 2011, 5800 sq.ft. house; LEED Platinum certified, roof deck with GG bridge view, 2 pkg. $1188/sq.ft.

Four Seasons on Market: 3 BR, 4.5 BA, 2001, 3318 sq.ft., high-rise condo; bay , bridge or city views from every room; library, 2 pkg. Monthly HOA dues of $2447. $2170/sq.ft.

For $4,000,000 to $4,500,000

St. Francis Wood on Santa Paula: 5 BR, 5.5 BA, 1928, 10,853 sq.ft. Spanish-Med villa; ocean and city views, 2 family rooms, gym, elevator, 4 pkg. $405/sq.ft.

Noe Valley on 22nd Street: 4 BR, 4.5 BA, 6140 sq.ft., fabulously remodeled firehouse; pano view tower, spa, elevator, library, wine cellar, 2 pkg. $659/sq.ft.

Sea Cliff on 25th Avenue: 4 BR, 5.5 BA, 1936 Art Deco house; ocean, GG bridge and Headlands views, den, deck, 2 pkg.

Presidio Heights on Walnut: 4 BR, 4.5 BA, 1908, 3975 sq.ft. house on Presidio wall; GG bridge and Presidio views, family room, 1 pkg. $1006/sq.ft.

Pacific Heights on Broadway: 3 BR, 4 BA, full-floor co-op; bay and GG bridge views, 2 pkg, monthly dues of $4777.
For $3,000,000 to $3,500,000

SOMA on Freelon: 3 BR, 2 BA, 1998, 4430 sq.ft., multiple-level, live-work loft; downtown views, roof terrace, 3 pkg. $794/sq.ft.

Jordan Park on Commonwealth: 4 BR, 3 BA, 1912, 4200 sq.ft., traditional house; family room, elevator, 3 pkg. $765/sq.ft.

Marina on Bay: 4 BR, 3.5 BA, 4215 sq.ft. house; plus studio apartment, office, deck, 3 pkg. $854/sq.ft.

Cow Hollow on Steiner: 5 BR, 4.5 BA, 2010 house; in-law apt, deck, wine cellar, 2 pkg.

Eureka Valley on Sanchez: 4 BR, 3.5 BA, 1938 Art Deco house on Liberty Hill; water and city views, media room, fitness room, patio and garden, 1 pkg.

For about $2,000,000

Ashbury Heights on Ashbury Terrace: 4 BR, 3.5 BA, 1907, 2715 sq.ft. house; bay, GG bridge and ocean views; family room, deck, wine cellar, 2 pkg. $773/sq.ft.

Duboce Triangle on Henry: 3 BR, 2.5 BA, 2300 sq.ft. Victorian house; deck, garden, 1 pkg. $848/sq.ft.

Mission Dolores on 19th Street: 3 BR, 2.5 BA, 2788 sq.ft., 1940, corner-lot Spanish-Med house. $699/sq.ft.

Presidio Heights on Cherry: 4 BR, 3.5 BA, 3342 sq.ft., 2-level, top-floor condo. $627/sq.ft.

Nob Hill on Sacramento: 2 BR, 2.5 BA, 2052 sq.ft., high-rise, contemporary condo; bay and GG bridge views, doorman, 1 pkg. Monthly dues of $2777. $950/sq.ft.

South Beach on 1st Street: 3 BR, 2 BA, 1971 sq.ft., Rincon Hill condo on 53rd floor; pano bay and city views, monthly dues of $871, 1 pkg. $1048/sq.ft.

For about $1,500,000

Lake Street district on 16th Avenue: 3 Br, 2.5 BA, 2390 sq.ft. 1914 Edwardian house; sunroom, 2 pkg. $633/sq.ft.

Sherwood Forest on Robin Hood Drive: 4 BR, 3 BA, 3510 sq.ft. 1952 house; ocean view, den, quarter acre lot, 2 pkg. $413/sq.ft.

Noe Valley on Chattanooga: 3 BR, 2 BA, 1650 sq.ft., 1926 Georgian house; 1 pkg. $909/sq.ft.

Marina on Chestnut: 3 BR, 1.5 BA, 1921, 2432 sq.ft. Edwardian house; sunroom, 2 pkg. $637/sq.ft.

Pacific Heights on Laguna: 3 BR, 2 BA, 1908, 2-level, top-floor, Victorian condo in 2-unit bldg; deck with GG bridge views, 1 pkg. $605/sq.ft.

Russian Hill on Jones: 3 BR, 2.5 BA, 1917, 1882 sq.ft. Edwardian condo in 6-unit bldg; Bay bridge and downtown views, 2 pkg. $821/sq.ft.

Inner Mission on 20th Street: 3 BR, 3 BA, 2007, 2-level, 2500sq.ft. penthouse condo; 1 pkg. $580/sq.ft.

Inner Richmond on 5th Avenue: 3500 sq.ft., Victorian 2 large flats plus in-law apt; 5 pkg. $428/sq.ft.

Alamo Square on Golden Gate: 1908, 2170 sq.ft., two 3-BR, 2-BA Victorian units, 2 pkg. $691/sq.ft.
For about $1,250,000

Eureka Valley on Diamond: 3 BR, 2 BA, 1941, 1800 sq.ft. tunnel-entrance house; family room, office, 2 pkg. $694/sq.ft.

Inner Sunset on 5th Avenue: 3 BR, 2.5 BA, 1970 sq.ft. Edwardian house; 2 pkg. $634/sq.ft.

Forest Hill on Mendosa: 3 BR, 2.5 BA, 1965, 2640 sq.ft. contemporary house on cul de sac; bay and ocean views, deck, patio, 2 pkg. $475/sq.ft.

Glen Park on Diamond: 4 BR, 3 BA, 1942, 2375 sq.ft. house; east bay views from roof deck, 2 pkg. $535/sq.ft.

Inner Richmond on 11th Avenue: 4 BR, 2.75 BA, 1916, 2538 sq.ft. Edwardian house; 2 sunrooms, deck, 2 pkg. $496/sq.ft.

Hayes Valley on Oak: 3 BR, 3.5 BA, 1889, 2588 sq.ft. Victorian house; studio apt, deck, capped brick foundation, 2 pkg. $489/sq.ft.

Haight Ashbury on Waller: 4 BR, 3 BA, 1904, 2-level, 3000 sq.ft. Victorian condo; library, 2 pkg. $418/sq.ft.

Noe Valley on 25th Street: 2 BR, 3 BA, 1999, 2-level, top-floor, 1955 sq.ft. condo; deck, east bay view, 2 pkg. $652/sq.ft.

Cow Hollow on Union: 2 BR, 2 BA, 1548 sq.ft., top-floor TIC in 2-unit bldg; pano view roof deck, 1 pkg. $807/sq.ft.

Russian Hill on Larkin: 2 BR, 2 BA, 1907, full-floor, 1540 sq.ft. Edwardian condo in 4-unit bldg; GG bridge and bay views, 1 pkg. $795/sq.ft.

South Beach at The Brannan: 2 BR, 2 BA, 2002, 1137 sq.ft., corner penthouse condo; bay and ball park views, 3 pkg. $1099/sq.ft.

Duboce Triangle on Henry: 2 Victorian 2-BR flats; 2 pkg.

For about $1,000,000

West Portal on Granville: 4 BR, 2 BA, 1924, 1700 sq.ft. house; ocean views, 1 pkg. $599/sq.ft.

Glen Park on Laidley: 3 BR, 2 BA, 1890, 1640 sq.ft. Victorian house; no pkg. $601/sq.ft.

Central Richmond on 15th Avenue: 2 BR, 1.5 BA, 1913, 2200 sq.ft. Edwardian house; 2 pkg. $455/sq.ft.

Central Sunset on 35th Avenue: 3 BR, 2 BA, 1933, 2230 sq.ft. Rousseau house; deck, garden, 2 pkg. $451/sq.ft.

Corona Heights on 17th Street: 3 BR, 2.5 BA, 2-level, 1496 sq.ft. contemporary condo; bay and skyline views, 1 pkg. $662/sq.ft.

Hayes Valley on Waller: 3 BR, 1 BA, 1895, 1672 sq.ft. Victorian condo; family room, deck, garden, 1 pkg. $606/sq.ft.

Pacific Heights on Sacramento: 2 BR, 2 BA, 1964, 950 sq.ft. high-rise contemporary condo; city lights view, 24-hour doorman, monthly dues of $874, 1 pkg. $1068/sq.ft.

Marina on Pierce: 2 BR, 1 BA, 1930′s, top-floor condo; Palace of Fine Arts view, sunroom, 1 pkg.

Jackson Square on Front: 2 BR, 2 BA, 2007, 1459 sq.ft. contemporary condo; den, monthly dues of $727, 1 pkg. $668/sq.ft.

South Beach on King: 2 BR, 2 BA, 2004, 1197 sq.ft., corner penthouse condo; bay and city views, balcony, monthly dues of $782, 1 pkg. $819/sq.ft.

Potrero Hill on De Haro: 2464 sq.ft., vacant 2-unit fixer; trustee sale, bay bridge views, bonus room, 1 pkg. $396/sq.ft.

For about $800,000

Miraloma Park on Teresita: 2 BR, 1 BA, 1942, 1150 sq.ft. corner house; 2 pkg. $687/sq.ft.

Bernal Heights on Bonview: 2 BR, 1 BA, 1929, 1125 sq.ft. house; bonus BR & BA, 1 pkg. $704/sq.ft.

Lower Pacific Heights on Pine: 3 BR, 1.5 BA, 1390 sq.ft. Edwardian house; 1 pkg. $576/sq.ft.

Outer Richmond on Anza: 4 BR, 2 BA, 1923, 1740 sq.ft. corner house; 1 pkg. $466/sq.ft.

Central Sunset on 23rd Avenue: 3 BR, 2 BA, 1937, 1750 sq.ft., center-patio house; 1 pkg. $457/sq.ft.

Lakeside on Eucalyptus: 3 BR, 3 BA, 1939, 1960 sq.ft. split-level house; probate sale, 1 pkg. $408/sq.ft.

Midtown Terrace on Marview: 3 BR, 2 BA, 1958, 1270 sq.ft. house; ocean and Twin Peaks views, expansion potential, 2 pkg. $622/sq.ft.

Russian Hill on Green: 1 BR, 1 BA, 1961, high-rise, contemporary condo; north bay and GG bridge views, deck, 24-hour doorman, monthly dues of $1029, 1 pkg.

Inner Mission on 23rd Street: 2 BR, 1 BA, 1877, “historically significant”, upper 6-room Victorian condo; 1 pkg. $599/sq.ft.

Haight Ashbury on Delmar: 2 BR, 1 BA, 1904, top-floor, 1589 sq.ft. condo; bonus room and bath, roof deck, city views, 1 pkg. $509/sq.ft.

Yerba Buena on New Montgomery: 2 BR, 2 BA, 2004, high-rise, 1148 sq.ft. condo; 24-hour doorman; downtown, bridge and water views; balcony; 1 pkg. $703/sq.ft.

Inner Richmond on 3rd Avenue: 3 BR, 2 BA, 1900, 2-level, 1950 sq.ft. TIC; office, deck, 1 pkg. $410/sq.ft.

For about $650,000

Outer Parkside on 44th Avenue: 2 BR, 1 BA, 1947, 5-room, 1242 sq.ft. house; ocean view, 1 pkg. $511/sq.ft.

Outer Sunset on 40th Avenue: 3 BR, 1 BA, 1941, 1300 sq.ft. tunnel-entrance house; 2 pkg. $491/sq.ft.

Outer Richmond on Geary: 2 BR, 1 BA, 1940, 1430 sq.ft. house; trustee sale, bonus room, 2 blocks from ocean, 2 pkg. $447/sq.ft.

Westwood Park on Faxon: 2 BR, 1 BA, 1919, 1000 sq.ft. bungalow; family room, 2 pkg. $640/sq.ft.

Bernal Heights on Bosworth: 2 BR, 1 BA, 1936, 1204 sq.ft. Art Deco house; south view, 2 pkg. $540/sq.ft.

Miraloma Park on Myra: 2 BR, 1 BA, contemporary house; bonus room and bath, deck with views, 1 pkg.

Excelsior on Edinburgh: 3 BR, 3 BA, 1920, 7-room, 2128 sq.ft. house; family room, 1 pkg. $298/sq.ft.

Potrero Hill on Connecticut: 2 BR, 2 BA, 2001, top-floor, 1056 sq.ft. contemporary condo; bank sale, 2 decks, city lights and downtown views, 1 pkg. $630/sq.ft.

Inner Sunset on 17th Avenue: 2 BR, 1 BA, 1926, full-floor, 1500 sq.ft. Marina-style condo; 2 pkg. $440/sq.ft.

Eureka Valley on Eureka: 1 BR, 1 BA, 1906, 1028 sq.ft. Victorian condo; sunroom, garden, bonus room, leased pkg. $620/sq.ft.

NOPA on Broderick: 2 BR, 2 BA, 2007, top-floor, 893 sq.ft. condo in 70-unit bldg; city lights view, 1 pkg. $727/sq.ft.

Pacific Heights on Vallejo: 1BR, 1 BA, 1938, lower, full-floor, 1079 sq.ft. condo; short sale, bay views, leased parking. $602/sq.ft.

Nob Hill on Jones: 1 BR, 1 BA, 1916 top-floor, 911 sq.ft. condo; bridge to bridge views, monthly dues of $535, 1 pkg. $719/sq.ft.

SOMA on Howard: 1 BR, 2 BA, 2000, 1120 sq.ft. mid-rise loft condo; city views, monthly dues of $400, 1 pkg. $571/sq.ft.

South Beach on Lansing: 2 BR, 2 BA, 2006, top-floor, 1082 sq.ft. condo; short sale, city views, balcony, tenant occupied, monthly dues of $592, 1 pkg. $596/sq.ft.

For about $500,000

Outer Parkside on Quintara: 2 BR, 1 BA, 4-room, 870 sq.ft., Hollywood-style house; 1 pkg. $575/sq.ft.

Ingleside on Howth: 2 BR, 1 BA, 1946, 1362 sq.ft. house; bonus room and bath, 1 pkg. $375/sq.ft.

Oceanview on Montana: 4 BR, 2 BA, 1925, 1456 sq.ft. center-patio house; family room, “needs TLC”, 2 pkg. $347/sq.ft.

Bayview on Lydia: 3 BR, 2 BA, 1998, 6-room, 1394 sq.ft. house. 1 pkg. $357/sq.ft.

Excelsior on Ney: 3 BR, 2 BA, 1942, 7-room, 1322 sq.ft. house; large lot, family room, 1 pkg. $374/sq.ft.

Inner Richmond on 8th Avenue: 2 BR, 1 BA, 1996, 4-room, 836 sq.ft. condo; city views, monthly dues of $500, outside pkg. $598/sq.ft.

Haight Ashbury on Page: 2 BR, 1 BA, top-floor, 770 sq.ft. Edwardian TIC; plus bonus finished attic, 1 pkg. $649/sq.ft.

Mission Dolores on Guerrero: 1 BR, 1 BA, 1983, top-floor, 775 sq.ft. condo; downtown views, 1 pkg. $652/sq.ft.

Nob Hill on Miller, 1 BR, 1 BA, 1963, 600 sq.ft. condo; bay and downtown views, doorman, deck, monthly dues of $835, 1 pkg. $833/sq.ft.

SOMA on Folsom: 1 BR, 1.5 BA, 996 sq.ft. top-floor, 2-level, live-work condo loft; city lights view, patio, 1 pkg. $499/sq.ft.

South Beach on Beale: 1 BR, 1 BA, 2002, 828 sq.ft. condo; bank sale, bay bridge views, deck, den, 1 pkg. $606/sq.ft.

Inner Mission on 15th Street: 2 BR, 1 BA, 2007, 905 sq.ft. condo; short sale, 1 pkg. $556/sq.ft.

For about $400,000

Parkside on 19th Avenue: 3 BR, 2 BA, 1915, 7-room, 1292 sq.ft. house; bank sale, protected tenant, 2 lots, 2 pkg. $313/sq.ft.

Oceanview on Broad: 3 BR, 1 BA, 1914, 1155 sq.ft. house; bank sale, bonus room and bath, 2 pkg. $338/sq.ft.

Excelsior on Gladstone: 2 BR, 2 BA, 1983, 1400 sq.ft. “loft-style” house; bank sale, city views, 1 pkg. $279/sq.ft.

Visitacion Valley on Hahn: 3 BR, 2 BA, 1947, 1458 sq.ft. house; bank sale, bonus rooms and bath, 1 pkg. $274/sq.ft.

Outer Sunset on Noriega: 3 BR, 2 BA, 2004, 1654 sq.ft. condo; bank sale, “cash offers only”, 1 pkg. $242/sq.ft.

Noe Valley on Alvarado: 1 BR, 1 BA, 1972 TIC; east bay and downtown views, monthly dues of $383, 1 pkg.

Civic Center on Van Ness: 2 BR, 2 BA, 1982, 2-level, 977 sq.ft., townhouse condo; bank sale, 24-hour doorman, monthly dues of $726, leased parking. $415/sq.ft.

Inner Mission on Mission: 2 BR, 2 BA, 2000, 957 sq.ft. condo; bank sale, sold by auction, 1 pkg. $409/sq.ft.

South Beach on King: 1 BR, 1 BA, 2004, 903 sq.ft. condo; short sale, bay and bridge views, monthly dues of $772, 1 pkg. $454/sq.ft.

Exact location within a neighborhood, quality of condition and renovations, quality of views, curb appeal, “bonus” rooms, lot size and many other factors all impact property values. Square footage is based on “livable space”, which may be measured in different ways, but does not include decks, patios, yards, garages, unfinished basements and attics, or rooms built without permit (“bonus rooms” and “in-law apts”). Square footage figures are often unreported or unreliable.

All data from sources deemed reliable but subject to error and omission, and not warranted.

San Francisco Online Resources

San Francisco & Bay Area…

Restaurants, wine, arts, sports, nightlife, things to do with kids and dogs, biking, hiking, transit, real estate, maps and other online resources.

Muni Schedule Changes effective May 8th.

As part of efforts to address the City’s unprecedented budget deficits, MUNI SCHEDULE CHANGES are effective May 8. New schedules and other information are at www.SFMTA.com (printable PDF brochure of the changes) or call 511 for specific transit information.

Transbay Blog has a good overview of the changes coming up:

  • Most major lines (J, K, L, M, N, T, 1, 5, 6, 8X/AX/BX, 9/9L, 14/14L/14X, 16X, 22, 28, 30 long, 38, 45, 47, 49, 71L, and 88) would see decreases in peak and/or midday frequencies of 1-3 minutes.  Most major routes would also see a 2-10 minute frequency reduction in evening and night service.
  • Local lines could see as much as a 1-5 minute frequency reduction at peak, 1-10 minute reduction midday, and 5-10 minute reduction in the evening and night hours.
  • Some community lines could see a 5-10 minute frequency reduction at peak or midday.
  • Peak-hour short runs implemented on the M-Oceanview, which would slightly increase service to S.F. State while decreasing service to Balboa Park.
  • Some lines will start later in the day, and many will end earlier at night than currently scheduled.
  • Reduce owl service frequency from 2 buses/hour to 1 bus/hour.

An analysis of Average Buyer-Rep Sales per Agent for the top brokerages

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Online Real Estate Resources

Below are links to wide variety of online resources pertinent to San Francisco real estate. Hope you find them useful.