Vallejo home not in MLS up for sale ($6MM), and our lips are sealed.

We know of a property on Vallejo that just came up for sale, but is not in MLS that would appeal to many a contractor. Asking price is $6MM. We have been asked not to post the location at this time, but you are free to contact us if you are a serious buyer, and we’ll gladly give you the details, or get you in to see the property.
We’re sure word will leak to some other blogs, but we won’t be leaking it, and out of respect for our colleagues, we won’t be posting it.
“Sleepiguy”, it is not the property we mentioned in our Property Pipeline on May 14th, but we wouldn’t be surprised if that leaked out soon too. It’s killing us not to be able to announce that one either.
We apologize for not being able to post on these, but think this is a fair solution to those we know read this site for information about purchasing properties of that caliber, and those sources that give us information asking for confidentiality.

99 Surrey: A done deal in Glen Park for UNDER ASKING!

The teensy weensy 790 square foot “condo alternative” at 99 Surrey in Glen Park that had all the blogs abuzz, has sold. Asking $599,000 sold for $573,000 or $725/square foot. It did also have “RH-2 lot with renderings of contemporary 2 unit building with parking”, so we’re thinking we’ll be hearing about this in a few years.

[Update: After browsing MLS a bit longer, we see it last sold 12/29/06 for $499,000, but then it "needed work and creative ideas".  That means it appreciated $73,000 in 6 months, even though it sold under asking.  Of course we know nothing of how much they put into it, if any, and how much they spent in mortgage, but those are the basics for you to ponder.]

1771 North Point: A First Look ™, Before-After, and Walkthrough of the 2007 Pacific Coast Builders Conference Eco-Friendly Marina Green Showcase Home

It’s not everyday a home comes along that truly makes our jaws drop, but we were given a preview of 1771 North Point , and now you’re getting a preview too. Of course, there is a story to everything, but we’ll just give you a taste.
Purchased in March of 2006 (spent 104 days on the market, zoned RH-2, 1965 sq/ft, built in 1932), this home has been completely, and we mean completely, gutted and renovated. From what we can tell, the only thing that was spared was the facade, the chimney and accompanying arches in the front room.

BEFORE:

Now…it is a truly amazing home with every conceivable convenience you could possibly want and all the custom detailing to match…including a 5 car garage. We were only able to take a few “after” shots because they were still setting up furniture and artwork, which will all be auctioned off by the way, but here’s a taste.
AFTER:

This home is amazing! Yes…we’re calling it amazing. The details are incredible! The flow and functionality of the home is awesome! There is so much light coming in, you might as well forget about buying lightbulbs for years. The south facing yard is perfect. The home is NOT on landfill, and frankly there is way too much for us to describe here. You owe it to yourself, and the Northern California Cancer Center to go visit before it hits the market.
(Disclaimer: We have no affiliation with this project at all. We were simply invited to go check it out before it was finished, and we’re glad we did.)

Seriously…go check it out.

-Pacific Coast Builders Conference 2007 [website]
-Start Drooling Now…a before, after and First Look at 4065 25th. St. [sfn BLOG]
-Some make-up (a little), some elbow-grease (a lot), some action (a ton) [sfn BLOG]
-3711 Clay…and Another Heart Broken [sfn BLOG]
-1771NorthPoint.com [new site up!]

4065 25th Street: An Update

Normally, we don’t update all the properties we feature, because…well, honestly, we lose track. But when we post about a property (sweet before/after pics there) and several other blogs then post about it too, and the chatter is so negative about it not selling for this, not worth that, bad bathroom this, dark kitchen that… we have to update:

Three pre-emptive offers, and it has been on the market less than a week. Yeah, Noe Valley has cooled…and we would have to assume it will sell OVER $2,750,000. 

-Start Drooling Now…a Before, After, and First Look ™ at 4065 25th Street [sfn BLOG]
-Some Makeup (a Little), Some Elbow Grease (a lot)… [sfn BLOG]

Start drooling now…a before, after, and First Look at 4065 25th Street

-[Updated:5/15/07] More Fun with 4065 25th St…and a Wager? [sfn BLOG]

The address: 4065 25th Street @ Noe
The vitals: 5 bed; 3.5 bath; $2,750,000; 2 car parking; south facing yard (key!); radiant heat; 11 foot ceilings; energy efficient design (green)
The History: Purchased in October of 2003 for $756,000 (under asking we might add.)
The architect: Maura Fernandez Abernethy Design
The dates: Hitting MLS Friday (planned), first open house Sunday (5/6/07) 2-4
The before:

The drool factor (aka the after):

In our humble opinion, this is how you do it right! So right, it’s wrong…that we all can’t have something like this. Go check it out this weekend. You will be impressed.
[Update: on 5/10/07 this property is now pending and received 3 pre-emptive offers.]

-More photos [Caroline Kahn Werboff]
-Some Makeup (a little) Some elbow grease (a lot) some action (a ton) [sfn BLOG]
-4065 25th [MLS]
-More Fun with 4065 25th St…and a Wager? [sfn BLOG]

Comparison Shopping On the sfnewsletter

This:

Prime Bel-Air Estate, Offered at $16,500,000

Plus this:

Santa Ynez Valley Chateau,Offered at $19,750,000

Plus this:

9342 Sierra Mar, Offered at $11,500,000

And you might as well throw in this:

9038 Wonderland Park Ave, Offered at $2,500,000

Ahh…what the hell, this too:

1515 Bel-Air Road, Offered at $4,495,000

Equals this:

$55,000,000 (asking) San Francisco landmark (2901 Broadway), that is indeed now officially on the market, as we said it would be back in July of 2006.
And since you are here, you might as well do a drive by.

-2901 Broadway as Decorator Showcase [sfn BLOG]
-$55,000,000 (asking) San Francisco landmark (2901 Broadway) [SFAR MLS]

Unique is an Understatement (2901 Pine)

2901 Pine St. is one of those properties you only wish you had the guts to do (assuming you’re remodeling). The place is sweet! (In our opinion) We literally just walked out of there and were so impressed, we came to post. You must check it out.
Formerly a commercial space (neighbors claim it was a liquor store, grocer, yoga studio, office), it is now a 3 bed, 2.5 bath 3,282 square foot Victorian Modern (that’s what we’re calling it) single family residence on the corner of Pine and Baker asking $2,350,000. 
What sold us is the towering Atrium entryway, the extensive use of glass, the catwalk, the master bedroom/bathroom suite, and since they went modern, what masterpiece would be complete without bamboo flooring.
It is yet another unique property that gives us yet another reason we live here. Remind us to let you know what it sells for (or if you’d like to go see it), because it will sell,  it’s just a matter of when.

-2901 Pine [Pacific Union]
-Unique Property [sfn BLOG]
-reason we live here [sfn BLOG]

Update on “Why’s this keep happening to me” and it’s Done Deal in Hayes Valley

On April 1st (now we see that someone was playing a joke on us), we posted, Why’s This Keep Happening to Me?!” and gave you our story of despair and anguish. Now we can tell you the final sales price: $1,015,000 from an asking of $899,000 on 256 Page St. in Hayes Valley. There you have it…the update.

-Why’s This Keep Happening to Me?!” [sfn BLOG]

Follow up to Reason we live here #1

On March 29th, we posted our very first reason we live herewith 3335 Clay, a 2bed, 2 bath condo in Presidio Heights asking $1,125,000, and a reader kindly commented there is “no way this property sells for over a million”. We’re not out to prove anyone wrong, or discount our readers (we love all of you!), but there is something to be said about the importance of getting the story. So here it is.
The place received six offers, four of them more than 10% over asking (remember asking is already over one million), and the agent gets calls every other day from three of the thwarted buyers hoping it will fall out of escrow.
We loved it, and obviously quite a few others did as well. Not to fear, those type of properties come around all the time…or not. 

We’re guessing it goes 15-20% over, which would mean it will indeed sell over a million…knock on wood. 

-Reasons we live here [sfn BLOG]
-3335 Clay [Hill & Co.]
-More Maximum Overbids [sfn BLOG]

Tower of Power

According to the most recent One Rincon Hill newsletter as of April 9, construction on Phase I (tower 1) “zoomed past the 45th floor”, and is expected to top out in July. Initial move-ins are scheduled for late 2007.
We had a nice sit-down with some folks at One Rincon Hill about a week ago, and short from telling you exact numbers, sales are through the roof, as is their waiting list (over 3000) for first dibs on tower two homes. The Townhomes are moving pretty well, and the corner 2 bedroom unit with the large terrace (#506), is quite the pad. If only Dwell had a design competition pitting One Rincon Hill against The Infinity…now that’d be a real smack down.

-1 Part Dwell, 1 Part The Infinity… [sfn BLOG]
-One Rincon Hill newsletter
-Unique Property [sfn BLOG]

1 Part Dwell, 1 Part The Infinity, 2 Parts YOU!

 

So you think you’ve got what it takes to design a la modern.  Here’s your chance:
“Dwell™ invites [their] readers to submit design proposals for one of three varied floor plans for homes in The Infinity. A panel of industry experts, including Dwell owner and founder Lara Hedberg Deam, will review designs. Winning designers will see their vision materialize in cooperation with the development’s designers.”

We were wondering which of the new developments was going to be the first to partner with Dwell. It’s a totally natural fit and we can’t wait to see the results.

More info and entry details [www.dwell.com/theinfinity]
The Infinity [website]
[picture and logos taken from dwell.com/theinfinity]

Done Deal In Sea Cliff

 

With a room like this, how could you resist?  Yet another high-end sale took place recently, 632 El Camino del Mar (Villa Vecchia), a 5 bed, 5.5 bath, 6348 square feet, shall we say Mansion, recently closed for $7,950,000 (same as asking, according to MLS.) It is just another one of those unique properties that most people don’t get to enjoy, so we might as well bring you pictures and the scoop on the sale. We particularly liked the blue stove, and the green bathroom. Such a nice change and interesting use of color.

[pictures taken from property website]-236elcaminodelmar.com
[unique properties]-sfn BLOG
[The Power of Purple]-sfn BLOG

Why’s this keep happening to me?!

Here we have a 3 bed, 1.5 bath condo at 256 Page built in 1885 asking $899,000 (perhaps a little low, but that’s how you get the activity), received 4 offers on Thursday, of which we were one of them.  Our original offer was $925,000 (scared by all the media reports of a ”down” market, we thought we’d go conservative.) We got blown out of the water on our original offer, were countered (multiple counter offers) at $995,000, could only go to $950,000, and we’re told it is in contract over $1+MM, with a solid backup offer, also over $1MM.  So HOW IS the market?  I forgot to add, the offer that ultimately is the highest was apparently already above $1MM before counter offers were even written up. 

[Update 4/24/2007: It has sold for $1,015,000]

The Power of Purple

We present: 200 Corbett, a 3 bed, 2 bath, single family home built in 1908 just hitting the market. We had the pleasure of checking it out, and we must say, it is pretty damn sweet, and yet another unique property that makes you love the real estate here. (Yes, that is a Breville Die-Cast Espresso Machine on the counter.)

A bit of history for the “real estate is a bad investment” crowd:
-Oct. 1997-sold for $474,000
-Nov. 2001-sold for $725,000
-Jul. 2004-sold for $1,250,000
-Mar. 2007-Asking $1,665,000

Except for the Broker Tour, it is being shown by appt. only, so contact your sfnewsletter provider to get you in.

Pictures: Furnished, and for another perspective Unfurnished.
[Pictures on our blog, and on “furnished” taken by Bryan Nazario

Reason we live here #2

A $255,000 price reduction, pano views, and no car access to your front door all on the same $2,595,000 price tag (was $2,850,000)…308 Greenwich, a 2 bed, 3 bath single family home on the Greenwich steps.  This also falls under reason #1, Unique Property.

308 Greenwich.com
[pics taken from property website]

Reason we live here #1

There are many reasons why we love San Francisco, one of the top being the unique real estate in our town. Take a look at 3335 Clay, a 2bed, 2 bath condo in Presidio Heights asking $1,125,000. From the text it sounds like just another condo, but you owe it to yourself to check it out. Keep in mind it may not be your thing, but it is an interesting, charming property with TONS of San Francisco “feel”.

3335 Clay Photo Gallery