Archive for the ‘Noe Valley’ Category

The New Mansions of Noe Valley: Part II

 

Since The New Mansions of Noe Valley: Part I was published on October 14th, it should be noted that three of the eight homes on the market in the neighborhood are now in contract, and a 9th listing has come on the market: 439 Clipper Street. Let’s take a look at those eight $3M+ listings first reported, starting with the most expensive:

 

(Click photo/address for additional photos & details)

 

739 27th

739 27th Street, San Francisco | List Price: $5,395,000 | Status: Active (38 Days on Market)

Stunning rebuilt custom view residence nestled on the beautiful slopes of Noe Valley. Renovated down to the studs and thoughtfully designed, the main level features a grand open floor plan with gourmet kitchen and multiple outdoor experiences, including a roof deck with panoramic views of San Francisco! The lower level offers two generous guest bedrooms, each with en-suite bathrooms and a magnificent master suite and bath. Completing this splendid home, the garden level offers an additional guest quarters and expansive media room that leads out to the landscaped garden. (Source: MLS)

Draws: Beautiful finishes, Functional floor plan, Views, Elevator, Nice use of outdoor space

 


 

 

168 jersey

168 Jersey Street, San Francisco | List Price: $4,950,000 | Status: Pending Sale (5 Days on Market)

Beautiful contemporary design, views and a fabulous location in the heart of Noe Valley. Soaring 12’+ ceilings on main level, formal & informal living areas with plenty of room to roam, direct access to landscaped yard and a kitchen with top-of-the line appliances including 2 dishwashers, double ovens an induction cook-top. Three bedrooms on upper level with en-suite baths; laundry room. Lower level has fourth bedroom & bath, family room, wine cellar, wet bar. White oak & concrete flooring w/radiant heat throughout, Nest controls. Smart home features include door, light and sound mobile integration. Large garage. (Source: MLS)

Draws: Dramatic rooms, Great use of space, Only 1 block to 24th Street Shops, Excellent usable outdoor space with nano-walls from living area

 


 

 

4173 cesar chavez

4173 Cesar Chavez Street, San Francisco | List Price: $4,850,000 | Status: Active (39 Days on Market)

Located on a rare cul-de-sac, this 4 bedroom, 3 full bath, 2 half bath house is the definition of modern luxury living and refined design. With 3 bedrooms on the top level and an Aupair suite on the entry level, its cohesive layout exhibits custom millwork throughout. The residence features a custom kitchen, library, dining area, and great room that opens to a stunning outdoor seating area and fireplace. The home is completed with a Speakeasy wet bar, media room, 2 car side-by-side garage, an elevator, 3 fireplaces (2 indoor, 1 outdoor), 3 decks (front deck, master suite deck, roof deck), and picturesque views of Downtown. The attention to detail validates that no expense was spared in the design and construction of this modern masterpiece. (Source: MLS)

Draws: Dramatic rooms, Elevator, Excellent floor plan for entertaining, Located on cul-de-sac street

 


 

 

562 28th

562 28th Street, San Francisco | List Price: $4,750,000 | Status: Active (27 Days on Market)

New Modern Minimalist Masterpiece-exquisitely custom designed 4BD, 3.5BA home by MAK Studio. From concept thru construction, dedicated to the highest level of design & implementation for your most discerning buyers.Stunning Downtown, Twin Peaks & East Bay views. Dramatic yet pared down architectural features. Spectacular wood, glass & steel staircase & distinctive wood paneling thruout. MAIN LVL: expansive open floorplan, LR w/fireplace, DR, FR, KTCH w/16 ft. center island w/seating, Powder, wet bar, deck w/vues. UPPER LVL: Master Ste w/lux BA & deck, 2 BDs w/access to large deck, BA. LOWER LVL: Distinctive entry, Media RM, BD, BA, wet bar, 2 car grg. Architecturally inspired back yard w/lawn. A fusion of the finest design & functionality. (Source: MLS)

Draws: Stunning views, Graceful indoor-outdoor flow, Superior showpiece finishes

 


 

 

160 27th

160 27th Street, San Francisco | List Price: $4,395,000 | Status: Active (34 Days on Market)

This is ‘The New Noe’! Gorgeously renovated 4 bedroom, 3.5 bath, three level home. Open plan with a formal dining room, living room with fireplace, home office, large open eat-in kitchen and family room with floor to ceiling windows. The outdoor living area, that opens directly out from the kitchen, features IPE decking, gas fire pit, outdoor dining area, and extensive landscaping. High ceilings and modern finishes compliment the beautiful silver/white oak floors. Floating staircase leads to the bedroom level with master bedroom and spa inspired bath, two more bedrooms and full bath. Downstairs, you will find the 4th bedroom, full bath, and media lounge with wet bar. Luminalt Solar and 9 comfort zone radiant heat complete this ideal home. (Source: MLS)

Draws: Beautiful remodel, Great outdoor space, Central location within walking distance to shops

 


 

 

2212 castro

2212 Castro Street, San Francisco | List Price: $3,850,000 | Status: Active (10 Days on Market)

This extraordinarily crafted Noe Valley residence features 4 Bedrooms, 3.5 Bathrooms, and boasts over 4000 square feet of undeniable sophistication and elegance. Constructed of the finest materials and finishes, this magnificent 3-level home combines classic architectural elements with modern design features, and offers the dream floor plan. Showcasing incredible size and scale, 2212 Castro features ebony-stained Brazilian floors, soaring high ceilings, contemporary lighting, beautiful moldings and trim details, and is flooded with natural light. Located in the highly coveted Noe Valley neighborhood, 2212 Castro is a wonderful opportunity to acquire a truly exceptional San Francisco home. (Source: MLS)

Draws: Excellent floor plan for entertaining, Appealing price per square foot

 


 

 

346 duncan

346 Duncan Street, San Francisco | List Price: $3,200,000 | Status: Pending Sale (23 Days on Market)

This stunning light filled renovated home offers an open floor plan, fabulous outdoor space for entertaining, spectacular craftsmanship & custom designed finishes. Showcased throughout this magnificent home are newly refinished white oak hardwood floors w/inlay, crown moldings, wainscotting, hi ceilings, double thermo paned windows, skylights & recessed lighting. 4BR/3.5 remodeled BA’s, 2 offices, living room, dining room, remodeled eat-in kitchen, family room/media rm w/fireplace, family room/play rm on lower floor, laundry room, spacious garage w/interior access, 2nd parking spot on driveway, 2 walk-out decks, front patio, landscaped back yard/garden. CAT 5 wiring, wired for sound, radiant heating, security sys, newly painted interior. (Source: MLS)

Draws: Beautiful remodel, Appealing price per square foot

 


 

 

121 clipper

121 Clipper Street, San Francisco | List Price: $3,195,000 | Status: Active Contingent (33 Days on Market)

Behind the sleek, Victorian facade, you will find a remarkably remodeled home with all of today’s most desired modern finishes. This SFH masterfully features 4 spacious bedrooms, 3 designer bathrooms, and a separate front room perfect for an at-home office. The main level invites you into the open great room featuring a gorgeous kitchen with an oversized Calcutta marble island, and large seating and dining areas. This custom designed home is the perfect blend of entertaining and comfortable living with its meticulously designed floor plan, multiple decks, and deep, south-facing landscaped yard. Walker’s paradise – 93 walkscore – half a block from J Muni line, tech shuttles, restaurants and cafes on Church street and 24th street. (Source: MLS)

Draws: Lowest priced $3M+ home in Noe Valley, Excellent floor plan for entertaining, Excellent usable outdoor space

 

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Meredith Martin is a Broker Associate at Paragon Real Estate Group and can be reached at Meredith@OpeningDoors.me

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The New Mansions of Noe Valley: Part I

 

For many San Franciscans, talk of the city’s mansions conjures images of the so-called “Prestige North” — the trophy properties of Pacific Heights, Presidio Heights and Sea Cliff which are historically the most expensive single-family homes San Francisco has to offer. Indeed, when 2701 Broadway sold earlier this year for $31M it became the highest priced sale of the year. Nonetheless, there’s been a remarkable shift in the number of multi-million dollar home sales in recent years to the city’s more southerly neighborhoods.

Between 2012 and 2014, the number of single-family homes sales $3M+ in Noe Valley increased more than 800%; if the eight homes currently listed [we’ll examine some of these in The New Mansions of Noe Valley: Part II] trade at or above listing price by the end of 2015, that figure will reach 900% over the four year period. See this chart of $3M+ Noe Valley home sales over the past decade:

 

Screen Shot 2015-10-13 at 8.00.50 PM

 

Earlier this year, Noe Valley saw its record-setting most expensive home sale ever, 625 Duncan (March 2014), matched by 553 Elizabeth (June 2015) — each sold for $7M. [Note: 625 Duncan was then partially gutted and re-sold in April 2015 for $4.4M.] That same month, Noe got its new next priciest sale at 471 Hoffman, sold for $6.7M. In all, 19 $3M+ single-family homes in Noe Valley have sold YTD — compare that to 23 in Pacific Heights.

At various times over the past decade, the average $/sqft sales price in Noe Valley has exceeded that of Pacific Heights, both with consideration to all property types sold and also individually to homes, condos, and TICs leading to some dramatic comparisons between the two neighborhoods. In 2013 it was said “Pacific Heights is cheap compared to Noe Valley” with regard to particular $/sqft figures, and last year it was declared “Noe is the new Pac Heights” following a measured shift of dominance in the number $2M+ single-family home sales from the “Prestige North” to the Noe, Eureka and Cole Valleys.

With regard to median sales prices for single-family homes, Noe Valley led the whole of San Francisco in surpassing the $1M mark by almost five years. Not since May 2009 has the neighborhood seen a six-figure median for houses, and today close to 95% of all properties there — houses, condos and TICs — are valued at $1M+ according to this Zillow report.

 

In fact, having grown from 54.26% in January 2010, the number of $1M+ properties as a percentage of all housing stock in Noe Valley today is the 3rd highest in the city, trailing Inner Sunset (95.67%) and Central Richmond (95.64%). Pacific Heights comes in 4th at 88.24%.

 

 

While neither Noe Valley nor Pacific Heights could claim the highest average $/sqft for houses in September 2015, the spread between their prices — $1,334/sqft and $1,509/sqft, respectively — is relatively small. And while Noe is only one of a handful of neighborhoods in the southern part of San Francisco to experience some of the highest average annual compound appreciation rates in the long term, none of the others come close to touching the “Prestige North” — in terms of ultra-luxury house prices, average $/sqft figures, median single-family home prices, percentage of $1M+ properties, number of $3M+ homes sales or otherwise.

 

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With Noe Valley’s easy access to Silicon Valley, it’s proven to be a desirable area for wealthy tech-employed homebuyers. Furthermore, the neighborhood’s limited capacity for infill luxury housing developments means that any existing structure is an appealing candidate for renovation, expansion and/or rebuild for 21st century sensibilities. Looking at the $3M+ single-family homes sold this year as well as ones currently on the market, it’s evident the neighborhood is experiencing a wave a mansionization every bit as worthy of “Prestige” as Pacific Heights.

In The New Mansions of Noe Valley: Part II, we’ll take a look at some of these properties and offer a professional’s analysis of the draws for these mansions that tech built. Stay tuned!

 

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Meredith Martin is a Broker Associate at Paragon Real Estate Group and can be reached at Meredith@OpeningDoors.me

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A Broker Tour for the Record Books

 

With 309 new listings on the San Francisco Association of REALTORS® Broker Tour yesterday, there was no shortage of properties to see. In fact, including repeat properties, the Tour consisted of a total 477 properties — That’s more new and total listings than there’s been on any given Tour in years! Of the homes I previewed for clients and market research, here are three of my favorites:

1. 4173 Cesar Chavez Street, Noe Valley

From the MLS: Located on a rare cul-de-sac, this 4 bedroom, 3 full bath, 2 half bath house is the definition of modern luxury living and refined design. With 3 bedrooms on the top level and an Aupair suite on the entry level, its cohesive layout exhibits custom millwork throughout. The residence features a custom kitchen, library, dining area, and great room that opens to a stunning outdoor seating area and fireplace. The home is completed with a Speakeasy wet bar, media room, 2 car side-by-side garage, an elevator, 3 fireplaces (2 indoor, 1 outdoor), 3 decks (front deck, master suite deck, roof deck), and picturesque views of Downtown. The attention to detail validates that no expense was spared in the design and construction of this modern masterpiece. List Price: $4,850,000

Does your dream home include high-end finishes? If so, this one’s for you!

2. 458 Ashbury Street, Haight Ashbury

From the MLS: Reimagined Victorian completely rebuilt retaining period influences infused w/contemporary style, a blend of tradition & chic modernity. Graciously scaled rooms-large living room, family room w/dramatic accent wall, combined dining room & kitchen. Coved ceilings, molding, rosettes w/exquisite modern lighting & distinctive wall coverings enliven the spaces. Kitchen w/11-ft marble island, custom cabinetry, premium appliances, wet bar. Sizable deck w/built-in seating. Grand staircase w/custom iron-work. 2nd level: master suite w/sitting area, walk-in closet w/washer/dryer. Luxurious master bath w/dual sink vanity, soaking tub, walk-in shower, Calacatta Oro. 2 additional bedrooms, full bath. Top level: 2 bedrooms w/own bathrooms. Lower level: Exercise/media room, bathroom, sauna, 2 bonus rooms, storage, 3-car garage. List Price: $3,500,000

A shout out to BIRCH + TAYLOR for the gorgeous staging! According to CurbedSF, this home is one of the most intact Victorians on the market — and I’d have to agree. Stunning!

3. 3876 Clay Street, Presidio Heights

From the MLS: Stunning, top floor, two level ‘house-like’ condominium in a two-unit building, Built in 1909, thoroughly remodeled by current owner, under the guidance of interior designer Martha Angus. 4 bedrooms, 2 baths + 1 half bath with grand master suite. Living room and formal dining room with fireplaces. Spacious, sun-lit gourmet kitchen with eat-in banquet. Powder room, and separate laundry room. Two car (tandem) deeded parking, with tradesman entrance with interior access. Spectacular outdoor terrace (deeded to unit for owner’s exclusive use). Selected by 7×7 Magazine as the featured home residence in their annual ‘Design Issue’. List Price: $4,798,000

No need to stage this place — all the furniture, fixtures and artwork belong to the owner whom I met while touring the property. CurbedSF recently ran a story on the home which you can read here.

 

RealtyTrac says October 8th is the best day for home buyers in the San Francisco-Oakland-Fremont metro area, when buyers have paid an average of 25 percent less than a home’s value on that particular day over the past 15 years. Certainly with the flood of new inventory in San Francisco, we may see bidding wars ease up and perhaps the beginning of price stabilization. What are you waiting for? Get out there and write some offers!

 

Are you getting my monthly San Francisco newsletter? You can subscribe here.

Meredith Martin is a Broker Associate at Paragon Real Estate Group and can be reached at Meredith@OpeningDoors.me

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