Here are some new listings that will be coming online soon. As always, I’ve had to ‘cloak’ the addresses because they have yet to hit the open market. Call me at 415-577-0809 if any of them pique your interest and I’ll tell all and possibly get you in for an early sneak-peek!

$2,450,000 // Cow Hollow // BR/BA: 3/ 3.5 PKG: 2 Brief Description: Beautifully renovated from the studs up – SFH – green certified with solar roofing. PLUS-legal unit below that can be used for au pair/guests/family room. Fabulous finishes – great curb appeal – A must see!    

$2,195,000 //  Presidio Heights //  BR/BA: 3/2 PKG:  2  Brief  Beautiful, well appointed and fully renovated, spacious Edwardian Flat with private garden, one bedroom in-law, gym, wine cellar, the works! 

$849,000 // Dolores Heights // BR/BA: 2/2 PKG: 1 Brief Description: Well maintained condo.  Open floor plan with exclusive-use terrace, Remodeled master bath, In-unit laundry. Friendly & informal HOA with low dues and close to everything!  Walkscore = 92  

$800,000 // Bernal Heights // BR/BA: 2+/2 PKG: 1 Brief Description: 2-3 BRS; Turn key; 25×100 lot; built 1940; FP; hardwood; skylights; built-ins. 

$749,000 // Lower Pac Heights // BR/BA:  2/2 PKG: 1 Brief Description: Beautiful condo with deck, f/p, hardwood, overlooking church at Steiner and Bush.

$695,000 // Potrero Hill // BR/BA: 2/2 PKG: 1 Brief Description:  Victorian Mews condo - great condition and location; downtown view.

$1,400,000 // Noe Valley // BR/BA: 3/2 PKG: 2 Brief Description: Lovely remodeled Victorian home at a great location near Church Street, fab family room, deck and garden.

$1,295,000 // Potrero Hill // BR/BA: 4 PKG: 4 Brief Description: 4-One-bedroom Units; clean; built 1964; 1 vacant; market rents; $88,000 annual income. 
 
$849, 000-$1,025,000 // SOMA/Hayes Valley // BR/BA: 3/3 PKG: 3 Brief Description:  Brand New Construction Townhouses at junction of SOMA/Hayes Valley and Upper Market neighborhoods. Luxury units with multiple outdoor spaces, balconies and views with private garage for each unit on a very quiet tree lined street.  

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441 Square Feet. Cool Union Square location at 333 Grant. Exposed brick. No parking, but who cares at this price???

There is sort of a catch. . . The HOA fees are $800/month in a building with no special bells and whistles. But still. . .

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Properties for sale in San Francisco at selected price points. . .

For about $1,000,000
5 BR, 4 BA, 1929 Outer Richmond SFD; family room, 1 car pkg. 41 days on market.
4 BR, 3 BA, 2326 sq.ft. 1961 Forest Hill SFD; views, deck, 2 car pkg. $441/sq.ft. 102 days on market.
3 BR, 3.5 BA, 1844 sq.ft. new 3-level 2008 Inner Mission condo; 1 car pkg. $530/sq.ft. 140 days on market.
3 BR, 2 BA, 1170 sq.ft. 1907 Noe Valley Spanish Med; in-law, 2 car pkg. $857/sq.ft 14 days on market.
3 BR, 2 BA, 1866 sq.ft. 1907 Haight top flr condo; deck, views, 2 car pkg. $541/sq.ft. 20 days on market.
3 BR, 2 BA, 1764 sq.ft. 1924 2-level Duboce Park condo; 1 car pkg. $556/sq.ft. 45 days on market.
3 BR, 1 BA, 1800 sq.ft. 1912 Inner Sunset Edwardian; 2 car pkg. $557/sq.ft. 8 days on market.
3 BR, 1 BA, 1582 sq.ft. Pacific Hghts Edwardian co-op; dwntwn vws, pkg. $623/sq.ft. 34 days on market.
2 BR, 1.5 BA, 1908 Russian Hill Edwardian SFD; roof deck, office, east bay views, leased pkg; 389 days on market, original price $1,675,000.

For about $750,000
4 BR, 4 BA, 2150 sq.ft. 2008 Oceanview SFD; new construction, 2 car pkg. $352/sq.ft. 30 days on market.
4 BR, 3 BA, 2030 sq.ft. 1925 Sunnyside SFD; 1 BR cottage, 1 car pkg. $367/sq.ft. 60 days on market.
3 BR, 2 BA, 1600 sq.ft. 1941 Outer Sunset SFD; 1 car pkg. $471/sq.ft. 26 days on market.
3 BR, 2 BA, 2173 sq.ft. 3-level 1979 Diamond Hghts condo; yard, 2 car pkg. $347/sq.ft. 26 days on market.
3 BR, 2 BA, 1179 sq.ft. 1950 Glen Park SFD; deck, 1 car pkg. $635/sq.ft. 21 days on market.
3 BR, 2 BA, 1878 sq.ft. 1908 North Panhandle Victorian condo; 1 car pkg. $394/sq.ft. 105 days on market, original price $949,000.
2 BR, 2 BA, 1249 sq.ft. 1995 North Beach condo; 1 car pkg. $608/sq.ft. 18 days on market.
2 BR, 1 BA, 1558 sq.ft. 1942 Lake Shore SFD; 2 car pkg. $481/sq.ft. 29 days on market.
2 BR, 1 BA, 1050 sq.ft. 1926 Bernal Hghts SFD; 3 car pkg. $713/sq.ft. 2 days on market.
2 BR, 1 BA, 1010 sq.ft. 1908 Cole Valley Edwardian condo; deck, 1 car pkg. $752/sq.ft. 50 days on market.

For about $650,000
4 BR, 2 BA, 2174 sq.ft. Outer Mission center-patio SFD; short sale, pkg. $300/sq.ft. 133 days on market.
3 BR, 1.5 BA, 1150 sq.ft. Bernal Hghts Victorian; view, bonus rm, no pkg. $565/sq.ft. 44 days on market.
2 BR, 2 BA Mission Dolores Victorian TIC; leased pkg. 259 days on market, original price $749,000.
2 BR, 2 BA, 1217 sq.ft. South Beach condo; 1 car pkg. $533/sq.ft. 19 days on market.
2 BR, 1.5 BA, 1448 sq.ft. lower-flat Noe Valley TIC; den, 2 car pkg, yard. $440/sq.ft. 75 days on market.
2 BR, 1 BA Eureka Valley Edwardian condo; yard, 1 car pkg. 175 days on market, original price $699,000.
2 BR, 1 BA, 1300 sq.ft. Noe Valley top floor Victorian condo; no pkg; $511/sq.ft. 75 days on market.
2 BR, 1 BA, 1000 sq.ft. 1947 GG Hghts condo; 1 car pkg. $650/sq.ft. 68 days on market.
2 BR, 1 BA, 1260 sq.ft. 1940 Parkside SFD; needs work, 1 car pkg. $516/sq.ft. 2 days on market.
2 BR, 1 BA, 1303 sq.ft. 1910 Bernal Hghts top floor condo; 1 car pkg. $498/sq.ft. 36 days on market.
1 BR, 1.5 BA, 1050 sq.ft. north slope Potrero Hill SFD; 1 car pkg. $618/sq.ft. 80 days on market
1 BR, 1 BA, 768 sq.ft. 1979 Marina condo; views, patio, 1 car pkg. $846/sq.ft. 32 days on market.
1 BR, 1 BA, 819 sq.ft. 2008 So Beach condo; bay & dwntwn views; pkg. $792/sq.ft. 70 days on market.

For about $500,000
3 BR, 2 BA, 1105 sq.ft. 1950 Bayview SFD; bonus rooms, 2 car pkg. $353/sq.ft. 69 days on market.
2 BR, 2 BA, 1038 sq.ft. new Inner Mission condo; 1 car pkg. $481/sq.ft. 100 days on market.
2 BR, 1 BA, 1090 sq.ft. 1947 Ingleside Hghts SFD; 1 BR in-law, 1 car pkg. 29 days on market.
2 BR, 1 BA, 1032 sq.ft. 1925 Excelsior SFD; in-law apt, 1 car pkg, short sale. 122 days on market.
1 BR, 1 BA, Buena Vista Park Victorian TIC fixer; no parking. 57 days on market.
1 BR, 1 BA, 787 sq.ft. 2004 SOMA condo; city views, 1 car pkg. $634/sq.ft. 22 days on market.

Specific sales occurring 1/1/09 - 5/22/09 and not necessarily representative of general values for property type and area delineated. Exact location, condition, construction, renovations, curb appeal, views, lot size and many other factors all impact property values. SFD = single family dwelling (house). Days on market = number of days between going on market and being designated “pending sale, contingencies removed.” Square footage is based on interior living square footage and does not include decks, patios, yards, garages, unfinished basements and attics, or rooms and units built without permit (so-called “bonus room” and “in-law apts”)

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Here’s a mixed bag of notes and news on different projects as per our New Homes Group. This information was gathered yesterday. I can’t guarantee any of this information, but we’re usually pretty good at tracking inventory and pricing:

Mosaica: There are only 2-3 units left. These apartment style condos offer excellent square footage for the money. Some of the units have three bedrooms. For details or showings please call 415-902-4978.

1521 Sutter (at Octavia): 28-U building. As of two days ago there are 10 units available: 3-1BRs and 7-2BR’s. Pricing is mid-to-high $700s. 1BR floor plans face the front. 2BR floor plans face the back. For details or showings please call 415-701-2610.

Radiance: Radiance had units in Phase I. 18 units left. They are negotiating. They have reduced prices across the board over time, and are now selling well. They are committed to building the remaining phases, although it’s unclear if they have broken ground yet. For details or showings please call 415-577-0809.

Arterra: The sales office was crazy busy for awhile, but things have settled and slowed down slightly. 19 units went into contract in May and the sales office says they are 75% sold. They now have FHA/VA financing available so buyers can get in for as little as 10% down. For details or showings, please call 415-738-7214.

Millennium: 30% sold. Continuing to hold firm on pricing since they did 15% reductions some months ago. They are willing to consider lease options and contingent sales. NW corner on higher floors is sold out. For showings please call 415-577-0809.

Infinity: Selling like crazy but this is a big project so there’s plenty left. 1/3 of Tower II is gone. Few if any left in Tower I. Tree Tops building sold out some time ago. Very little negotiation on Tower II for most desireable units. For showings or details please call 738-7214.

Esprit Park: Getting FHA approval to allow lower down payments for first-time buyers. For details or showings please call 415-738-7214.

Cubix: Sales office has shut down during financial reorganization. May reopen in fall with new listing agent.

One Ecker:  Big-time holding pattern until developer straightens things out with their lender. Call 415-577-0809 for more details.

901 Bush: Aggressive price reductions with further negotation possible. For more details or showings please call 415-902-4978.

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SF real estate for sale at selected price points:

 For over $8,000,000
6 bedroom, 8 bath, 7100 sq.ft. 1926 Presidio Hghts brown shingle house (SFD) on Presidio wall; bay & GG bridge views, library, wine cellar, elevator, 2 fireplaces, courtyard, 2 car parking. 19 days on market.

For about $5,000,000
6 BR, 4.5 BA, 5184 sq.ft. 1908 Presidio Hghts SFD; family room, study, 3 fireplaces, bay views. $961/sq.ft. 18 days on market.

For about $4,700,000
2 BR, 3.5 BA, 2576 sq.ft. Four Seasons condo on Market St; downtown views, 1 car pkg. $1824/sq.ft. 151 days on market, original price $5,300,000.

For about $3,500,000
3 BR, 3.5 BA, 3500 sq.ft. 1929 Cow Hollow Spanish Med SFD; bay and GG bridge views, library, 1 car pkg. $997/sq.ft. 189 days on market, original price $3,995,000.

For about $3,000,000
4 BR, 3 BA, 4600 sq.ft. 1980 Clarendon Hghts contemporary SFD; downtown views, study, gym, deck, spa, 2 car pkg. $652/sq.ft. 1 day on market.

1 BR, 1.5 BA, 1693 sq.ft. 1930 Russian Hill penthouse; views of bay, 3 bridges, downtown & ocean; doorman bldg; 1 car pkg. $1734/sq.ft. 18 days on market.

For about $2,500,000
6 BR, 4.5 BA, 4008 sq.ft. 2008 Eureka Valley SFD; downtown, bay & bay bridge views, library, 3 fireplaces, deck; $636/sq.ft. 162 days on market, original price $4,299,000.

4 BR, 3.5 BA, 2176 sq.ft. 1880 Pacific Hghts Victorian; deck, 3 car pkg. $1149/sq.ft. 1 day on market, sold for $105,000 over asking price.
3 BR, 2.5 BA, 2000 sq.ft. Marina penthouse; GG bridge views, deck, pkg. $1275/sq.ft. 44 days on market.

2 BR, 2.5 BA, 1782 sq.ft. 2005 St. Regis condo in SOMA; pano water, city & bridge views, 1 car pkg. $1403/sq.ft. 68 days on market, original price $3,200,000.

For about $2,000,000
5 BR, 3.5 BA, 3700 sq.ft. 1925 St. Francis Wood Spanish Med SFD; ocean views, garden, 2 car pkg. $581/sq.ft. 277 days on market, original price $2,495,000.
4 BR, 3.5 BA, 3374 sq.ft. 1921 Noe Valley SFD; 2 decks, garden, 2 car pkg. $619/sq.ft. 47 days on market, original price $2,299,000.
3 BR, 3 BA, 2560 sq.ft. 1952 Sea Cliff SFD; study, family room, study, 2 car pkg. $820/sq.ft. 121 days on market, original price $3,000,000.
2 units, 6 & 7 room flats, 1926 Marina district, vacant, 2 car pkg. $563/sq.ft. 35 days on market.

For about $1,500,000
5 BR, 6 BA, 4170 sq.ft. 1961 Miraloma Pk SFD; canyon views, 2 car pkg. $357/sq.ft. 33 days on market.
4 BR, 4 BA, 2696 sq.ft. 1900 Noe Valley SFD on Dolores St; attached studio, 2 car pkg. $556/sq.ft. 87 days on market, original price $1,795,000.
4 BR, 3.5 BA, 3536 sq.ft. 1940 GG Hghts Doelger SFD; family rm, 2 fireplaces, 2 car pkg. $424/sq.ft.
3 BR, 2.5 BA, 1975 sq.ft. 1925 2-level Lake St Edwardian condo; 1 car pkg. $777/sq.ft. 9 days on market.
2 BR, 2 BA, 2443 sq.ft. 2002 Potrero Hill SFD; 270 degree views of downtown, bay and bridges; roof deck, garden, 1 car pkg. $612/sq.ft. 57 days on market.
2 BR, 2 BA, 1347 sq.ft. 2000 South Beach condo; bay, bay bridge and downtown views; 2 car pkg. $1110/sq.ft. 45 days on market.

Specific sales occurring 1/1/09 - 5/22/09 and not necessarily representative of general values for property type and area delineated. Exact location, condition, construction, renovations, curb appeal, views, lot size and many other factors all impact property values. SFD = single family dwelling (house). Days on market = number of days between going on market and being designated “pending sale, contingencies removed.” Square footage is based on interior living square footage and does not include decks, patios, yards, garages, unfinished basements and attics, or rooms and units built without permit (so-called “bonus room” and “in-law apts”)

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Last week the San Francisco Business Times reported what we’ve been seeing for awhile– a spike in activity for new condo purchases. The sharp increase in sales comes form a convergence of low interest rates, a sweet new homes tax incentive and developers who are ready to do some serious dealing.

In many cases current listing prices at projects like Infinity, SFBlu and Arterra are over 30 percent below original pricing.  Our New Homes Sales Division, which represents many buyers in these projects, has aggressively negotiated selling prices still lower, by as much as 20-30% off current asking prices.

The downward pressure began in late 2008 when the Infinity began dropping their prices. To stay competitive other luxury developments like Blu and One Rincon had to follow suit. Lower end products like Arterra and SOMA Grand began reducing prices at the beginning of this year. The Arterra has been particularly aggressive with price drops and offers more still more concessions when buyers come to the table.

Now the sales office at the 665-unit Infinity, is writing contracts at a rate of at least one a day. The SOMA Grand has also had a run on their one-bedrooms. I was there last weekend and there were eight or nine to choose from. When I called on Thursday, they had only three left.  And the Arterra no longer shows homes by appointment on weekends because the traffic is so heavy.

Sales at SFBlu have also picked up since they aggressively reduced their prices by about 20% across the board. Sales are even picking up at th Homes on Esprit Park and at Candlestick Point.

If you’re a developer, there’s an upside and a downside to this new spike in sales: you love moving product, but it sucks to sell at such low prices.  Prices at buildings like the Infinity, One Rincon Hill and Blu — under $700 a square foot for some units — are well below development costs.

The one exception to the price drops is the Millennium– this high end lifestyle condo development deems itself a market unto itself, and has persisted in holding on their prices since their across the board 20% reduction for all their buyers in contract early this year.

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There’s a floor plan at SF Blu– a two-bedroom facing the AT&T substation next door that I haven’t been wild about. It’s a tough sell because the most of the windows look right into the building next door. The first time I went through, when the property was still under construction, it felt cramped and claustrophobic.

Now that the finishings are in and they have this floor plan staged, my opinion of it has changed. The building’s ’saw-tooth’ design means that each window is set into a cut-out so while you look in a wall in one direction, from another direction you can see through a set of windows onto Folsom Street.

The square footages are generous by new homes standards – as I recall they run 1050+ square feet. And the staging gives them a cool high-tech feel. They are worth a look.

Best of all, pressure from lenders on getting SFBlu pre-sales at more than 50% sold before they will allow closings is forcing the development to drop prices signficantly. Other developments are feeling a similar squeeze and are also going through some serious price cuts. If you would like more information on how prices run at all new homes projects, please call me at 415-577-0809.

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These are brand-new listings — please call me if you want to see any of them.

$1,150,000 / Mission / BR/BA: 4/2   PKG: 3   Brief Description:  Two- story classic Victorian with modern aesthetics, very bright,  fabulous garden and a huge garage.  

$725,000 / Westwood Highlands / BR/BA: 2/1 PKG:  2 SxS   Brief Description:   Mid-Century home, hardwood floors, wood burning fireplace, bonus room,  approximately 1100 sq.ft, peek-a-boo SW views 

$699,000/ NOPA /  BR/BA:  2/2    PKG: 1   Brief Description:  One of 3 units, Penthouse full floor condo with views. Master suite, deck and large storage area 

$689,000 / Van Ness Corridor / Sutterfield / BR/BA: 1/1  PKG: 1  Brief Description: Large corner tenth floor condo, 1050 Sq. Ft., with northern and eastern views, hardwood floors, granite kitchen and bath. Coming in one week!
  
The Properties are Quietly Available - Not on Open Market:

$1,275,000/ Miraloma Park/ BR/BA: 4/3     PKG: 1     Brief Description:   Elegantly re-modeled, classic style corner tunnel entry home with southern views, beautiful finishes throughout, big walled garden. 

$850,000/ South Beach/ BR/BA: 2+/2 PKG: 1 Brief Description: Very unique and beautifully designed loft on a great street in a “fab” neighborhood.

$749,000/ Corona Heights/Buena Vista/ BR/BA: 2/1 PKG: 1 Brief Description: PANO View condo, Renovated in 2004/2005.  Deeded yard and deck, tons of storage, incredible views from Twin Peaks to the South and out to the water and East Bay. Very sweet unit, steps to parks.

Price Reduction:
$3,250,000 to $2,875,000/ / Pacific Hgts/ BR/BA: 4/3.5 PKG: 2 . Brief Description: Top to bottom renovation w/hi ceilings, sophisticated finishes,’park-like’ garden…close to Fillmore! 

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We have a buyer for the top unit but need one for downstairs.

Totally remodeled TIC flat in this slick 2-unit Victorian in prime Noe Valley… Absolutely spectacular flat features 2 bedrooms, large study/2nd bed, fab living room off new kitchen with SS appliances/Viking range and granite countertops, an office, new bath with sleek glass tile and fixtures from Restoration Hardware, new high-end lighting throughout, beautifully refinished hardwood flooring, wonderful BIG backyard w/level lawn + patio, new washer/dryer, storage and 2-car parking.

Price is $850,000 with room to negotiate. Please call 415-577-0809 if this is what you’ve been waiting for.

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We have something for everyone today, in a wide range of sizes, styles, prices and neighborhoods:

 $2,795,000/ Upper Market- Liberty Hill/ BR/BA: 4/2.5  PKG: 2  Brief Description:  New expansion, remodeled on 3 levels with downtown views and terraced gardens.

$2,250,000/Marina Dist/ BR/BA: 3/3.5 PKG: 2-4 Brief Description:  Newly constructed home approx 3,000 sq feet of living area. It is 3 stories with views to both the North (Marin/GGB) and South (Pac. Hghts) from deck area to the top level. There is a level yard with Penthouse room/office.

$1,800,000/ St. Francis Wood/ BR/BA: 5/2 PKG: 2 Brief Description:   Spanish Mediterranean remodel.  Elaborate detail, art-friendly home with usable garden/yard.

 $1,699,000 / South Beach/ BR/BA:  2/2 + loft    PKG:  1   Brief Description:  Never before on the open market, this rare penthouse offering features 2 full bedrooms, loft library, and a corner patio that enjoys city views and opens to both the living room and master bedroom.  

$1,195,000/ SOMA/ BR/BA:1/1 PKG: 2 Brief Description:  Live on the top of the Heublein Building. One of 3 penthouse units w/rooftop Japanese Soaking Tub.  One of a kind space and once in a lifetime opportunity.  Perfect for young professional male or older male/couple looking for a crash pad, pied a terre or weekend retreat.  Last chance to buy off market.  Price negotiable!  

$1,149,000/ Russian Hill / 2 unit building. Upper 2 bdrm. Lower 1 bdrm.  Remodeled top to bottom – great entry level units! Agents:  
 
$895,000/ Nob Hill / BR/BA: 2/2 PKG: 1  Brief Description:  T.I.C. in 6 unit Edwardian on great block.  Lg.(approx. 1,350 sq. ft.)  Hardwood flrs, remodeled kitchen & baths, hi-ceilings, nice detail, grt. floorplan & garage pkg.   Fractional Financing avail. w/Bank of Marin (assume existing loan or take out new loan).   
 
$850,000 /Anza Vista /BR/BA: 3/2  PKG: easy street parking   Brief Description: Elegant Victorian condo with garden entry, FDR, eat in kitchen, large private deck, approx 1700 sq ft.   

$385,000/ Anza Vista / BR/BA: Studio/1      PKG: 0 easy street parking      Brief Description:  Elegant Victorian condo with garden entry, Civic Center views, approx 398 sq ft.   
 
Not on Open Market - 2 Potrero Hill Condos:

Top Unit - $1,325,000ish/ BR/BA: 3+/3 PKG: 1 Brief Descripton:  Unbelievable 2 Level top floor PANO view condo completed in September 2008.  Multiple deeded decks, large deeded yard.  Smashing views of Bay Bridge, Oakland, Bay and East Bay.  Great SFH alternative…commuters dream.  Can show and sell NOW.

Lower Unit - $849,000ish/ BR/BA: 2/2 PKG: 1 Brief Description:  New construction, lower level condo w/ some views.  Giant Patio and outdoor space, open kitchen/living/dining area.  New building completed in September 2008.  Can show and sell NOW.

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