Uncategorized

From our NorCal network : The Artisan Group

2_40687546_Twilights_031

6601 Elverton Drive
Oakland, CA 94611
Offered at $1,875,000

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

Holiday Season Events 2014

San Francisco Farmers’ Markets

Fillmore Jazz Festival – July 6 – July 7, 2013

2013_fjf_poster

Blending art and soul in one of the country’s most unique neighborhoods, the Fillmore Jazz Festival is the largest free jazz festival on the West Coast, drawing over 100,000 visitors over the Independence Day weekend. From sunup to sundown, visitors can groove to the sounds of live music from multiple stages, browse offerings of over 12 blocks of fine art and crafts and enjoy gourmet food and beverages. Asian to Cajun, paintings to pottery, old favorites and new directions, the Fillmore Jazz Festival is not to be missed.

This year’s entertainment continues the tradition of showcasing outstanding artists from across the Jazz spectrum. The best talent the Bay has to offer is showcased on the Festival’s stages, from up-and-coming jazz fusion and latin-flavored acts to seasoned crooners belting out jazz standards. Vendors offer some of the most delicious and eclectic foods available in the city, embracing flavors from New Orleans soul food to Thai Curry, making this an event to please all the senses.

July 6th and 7th, 2013 from 10:00 AM to 6:00 PM
Fillmore Street between Jackson and Eddy
Free to attend.

For more information go to www.fillmorejazzfestival.com

San Francisco Neighborhoods Hit New Peak Values

Paragon Market Report, June 2013

New highs in home prices have not yet been reached in every San Francisco neighborhood, but the majority has either regained the value lost since the 2008 market meltdown, or now exceeded the previous high points of 2006-early 2008. (Different neighborhoods peaked at different times, just as they are now recovering at different speeds). This does not mean that every property bought at the height of the bubble in feverish multiple-offer bidding wars has now regained peak value. Nor does it mean that values might not fluctuate or drop in future months due to seasonal and/or other economic factors.

Though virtually every market in the country is now on a similar upward trajectory, San Francisco’s has recovered more quickly than most in the Bay Area, state and country. The city’s neighborhoods, with a few exceptions, were never hit as hard as most other areas by the tsunami of distressed property sales: our home values generally fell in the 15-25% range compared to huge declines of 40-60% elsewhere and so we have had less ground to recover. That said, the city has always been an exceptional real estate market and the confluence of economic factors both general (such as the lowest interest rates in history) and unique (such as the local, high-tech boom) jumpstarted and supercharged our recovery beyond most others.

It should be noted that, looking at past recoveries in the early eighties and mid-nineties, it is not unusual once a recovery gets underway after years of recession and repressed demand, for the market to regain previous peak values within a couple years of the turnaround beginning. Recoveries often start with a dramatic surge and that is what has happened with this one.
—————————————————————

City, State & National Long-Term Overview

In this chart, one can see the recovery occurring everywhere, but most dramatically in San Francisco. For this analysis, we’ve calculated the 2013 SF median house sales price for the 5 months since the year began; if we looked at just the last 3 months (reflecting offers accepted in 2013, when the market accelerated further), the SF median house price jumps to about $1,000,000. (Note: State and national data sources are behind those we can access for the city, and the last median prices reflect that disparity.)

1

SFD_Median-Averages_ChangeSF Houses: Previous Peak Values to Present
In this chart, since we’re also calculating average statistics, we’ve capped the sales price at $3,000,000 because ultra-high-end sales usually distort averages. We see the previous peak value in 2007 (for SF houses in general), the drop to the bottom of the market in 2011, and the rebound starting in 2012 and accelerating in 2013. By all 3 main statistical measures of value, San Francisco houses have met or exceeded previous peak values. To adjust for seasonality, the comparisons are for the spring months of each year.

This link goes to the same analysis for SF condos except it starts in 2008 when condo values peaked and sales are capped at $2m:
Condos: Previous Peak Values to Present

Median_SFD-Condo_by-Qtr_Short-termShort-Term Appreciation Trends
This chart breaks down the rise in SF home values occurring over the past 2.5 years. Though it appears that 2013 prices surged after the first quarter, the surge actually started in March, which is when the market really started to reflect offers negotiated in 2013. January and February sales mostly reflect the holiday season market, when the higher-end home market typically checks out. We prefer quarterly or longer time periods because they make for more reliable statistics: monthly statistics often fluctuate without great meaning. The high overall median prices achieved in March-May may drop somewhat during the summer due to seasonal and other factors.

This link goes to an overview of the past 30 years: it helps give context to what we’re experiencing today:
30 Years of SF Real Estate Cycles

Median-SFD_Multi_Areas2006-Present: House Values by Neighborhood
These 4 SF Realtor districts generate a lot of house sales, so they’re good for statistical analysis. For 2013, this chart looks at the last 5 months of sales-if assessing just the last 3 months, 2013 numbers would typically be higher. The central Noe-Eureka-Cole Valleys district, a hot bed of high-tech buyer demand, has soared well beyond its previous peak value in 2008. The very affluent northern district of Pacific Heights-Marina has also exceeded its previous peak. Sunset-Parkside in the southwest has regained its 2007 peak, and the southeast Bayview-Portola-Excelsior district, which was hit hardest by distressed sales, while recovering rapidly, has not yet made up the value lost since its 2006 peak. This district, with more house sales than any other, lost more percentage value in the downturn (25-45% depending on neighborhood) and so has more ground to make up. But it’s well on its way.

2BR_Condos_Medians_Multiple_Areas-V22006-Present: SF Condo Values by Neighborhood
These 6 areas of the city generate high numbers of condo sales, which is why we chose them for this analysis. Condos in all these areas have increased in value beyond their previous peaks in 2006-2008; some of them, such as South Beach, dramatically so.

This link illustrates how, over the past 5 years, the SF market has switched from being dominated by house sales to condo sales; with the continuing construction of large condo projects, we expect this trend to continue. TIC sales have dropped significantly, both as a percentage of sales and in actual unit sales: This is due to a number of complex issues such as changes in city condo conversion and tenant protection regulations.
Sales by Property Type

Unit-Sales_by_Price-Range_Year-Year_CompPrice Range Dynamics
There are 3 main underlying currents occurring in San Francisco. First is the rapid dwindling of distressed property sales: Thus, sales under $500,000, the price range of most distressed sales, have dropped by 62% since last year. This segment is on the verge of disappearing completely in SF. Second is the dramatic resurgence in luxury home sales: the affluent have profited most from the economic recovery and the city also has large numbers of the newly affluent (often high-tech) who wish to buy homes. So, sales of homes costing $1,500,000 plus have surged by 76%. The third dynamic is simply the general appreciation of home values. All 3 factors add up to a large migration from lower-priced to higher-priced sales. Note: The medians quoted on this chart are for many different property types combined.

May-Snapshot_Sales-UC-ExpiredMay Listings/Sales Snapshot
A clear indication of the red-hot heat of our market: 90% of SF home sales closing in May sold without going through any price reductions, at an average sales price 7% higher than the asking price and a very low average days-on-market of 29 days. These are very dramatic statistics illustrating the high demand/low supply situation here in the city.

Int’l LGBT Film Fest TBA

Founded in 1977, the San Francisco International LGBT Film Festival (Frameline) is the longest-running, largest and most widely recognized LGBT film exhibition event in the world. As a community event with an annual attendance of over 55,000, the Festival is the most prominent and well-attended LGBT arts program in the Bay Area. Frameline37 is a competitive film festival with cash prizes attached to each of our Audience Awards for Best Feature, Best Documentary and Best Short. Frameline37 also has two juried awards for Outstanding First Feature and Outstanding Documentary Feature.

Framelines’s mission is to strengthen the diverse lesbian, gay, bisexual and transgender community and further its visibility by supporting and promoting a broad array of cultural representations and artistic expression in film, video and other media arts. Locals know that this is a fantastic event, so advance tickets are suggested but at-the-door tickets are available until seating runs out. Reserve your seats early so as not to miss out on the event featuring directors, actors and other queer media icons.

June 20th to June 30th, 2013

For more information go to www.frameline.org/festival/

North Beach Festival – June 15 – 16, 2013

2013_nb_poster_250

The 59th annual North Beach Festival is considered one of the country’s original outdoor festivals with Washington Square Park and several neighboring blocks taken over in this giant two-day street fair. With three stages for entertainment over 125 arts and crafts booths, 20 gourmet food booths, Italian street painting, beverage gardens and the blessing of the animals, there’s sure to be a little something for everyone.

Live music fills the streets of “Little Italy” during the two-day long Festival. Renewing the older traditions of when North Beach was a complete and thriving community, the sights, sounds, smells and flavors available will recall the strength and passion of San Francisco’s Italian heritage. Free to attend and family friendly, the North Beach Festival is sure to delight summer festival goers.

Saturday and Sunday, June 15th and 16th, 2013, from 10:00 AM to 6:00 PM PST
North Beach District, San Francisco
Free admission

For more information go to www.sresproductions.com/north_beach_festival.html

Haight Ashbury Street Fair times TBA

Once a year, on the second Sunday in June, the Haight-Ashbury community hosts a special celebration and everyone in the World is invited. Music is in the air, people dance in the streets, a festive atmosphere springs up and Haight Street, once again, becomes the center of Peace, Love and Happiness. The Haight Ashbury Street Fair is one of the most highly anticipated public events in San Francisco. The fair stretches along Haight Street from Masonic to Stanyan Street and features a main stage of entertainment at each end, but you never know who will be appearing as the line-ups are never advertised.

The event attracts over 100,000 people who take to the streets in an atmosphere reminiscent of the Summer of Love for which the event is famous. This, the 35th anniversary celebration, promises to live up to its world-famous reputation with entertainment for families with children, many local bands, top-drawer comedy, music, food and drink and an opportunity to celebrate with many other like-minded people. Admission to the Fair is free, so don’t miss out on this joyful and historical event.

Sunday, June 9th, 2013
600 Ashbury Street, San Francisco
Free to the public.

For more information go to www.haightashburystreetfair.org

Bay to Breakers – May 19, 2013

winners

The 102-year old Zazzle Bay to Breakers 12k is one of the world’s largest and oldest footraces, held annually in San Francisco, California. The name reflects the traditional course which takes tens of thousands of participants from the northeast end of downtown near The Embarcadero (the bay side of the city) to the west end and the breakers of Ocean Beach. Originally started as a spirit-lifter of civic morale after the devastating earthquake and fires of 1906, the 7.46 mile race features world-class athletes, costumed runners and fun loving participants out for a great day of running or walking through beautiful San Francisco.

This historic event is USA Track & Field certified and registration is required, but this isn’t just a race for the serious runner. In the true spirit of San Francisco, the race is a celebration for everyone. Families, weekend runners and walkers, and thousands of costumed participants (there’s a contest for the costumes, too!) make their way through the heart of the city cheered on by 100,000 spectators, cheering and bursts of live music. Throughout its long history, Bay to Breakers has been a showcase for the City’s irrepressible color, spirit and affection for eclectic traditions. This is a quintessential San Francisco experience and a true reflection of the heart of the city.

Sunday, May 19th, 2013 at 7:00 AM to 12:00 PM PST
Start location: See website for appropriate placement.
Registration fees: $53.00 per adult and $48.00 per child (must register to run/walk)

For more information go to www.baytobreakers.com

Cinco de Mayo Festival TBA

DSC_0310-M

San Francisco’s annual Cinco de Mayo celebration is one of the City’s most spectacular traditions, showcasing the very best of Mexican and Latin American cultures with a diverse array of music, dance and artistry for the whole family to enjoy. Sure to draw thousands of guests, the ninth annual celebration is an alcohol-free, family friendly cultural event. Featuring delicious, diverse foods, nearly 50 booths where vendors will offer fine arts and crafts and important information that empowers the community through greater awareness of important topics, the SF Cinco de Mayo Festival will be whirling with culture, spirit and fun.

The Festival is produced by Mission Neighborhood Centers, Inc. Since 1959 the Mission Centers, a non-profit organization with 13 community centers, have provided quality programs that promote self-sufficiency and community growth for San Francisco though their Child Development Programs and Youth and Senior Services Programs.