I’m running late with the Buzz this week. I have a lot of great, new buyers I’m working with and I ran behind on getting this out.

It seems like more buyers are coming out of the woodwork and getting ready to buy this summer. Or maybe I’m just a buyer-magnet. . . Anyway, I love working with all of you and look forward to finding you great homes, investments and pied-a-terres.

I’m finding that my open house visitors and listing inquiries are occasionally working with out-of-town agents. Many of these Realtors are top-notch and I appreciate their professionalism. However, I don’t advocate working with someone who isn’t full-time and San Francisco-based. Here’s why:

1. Local Realtors know the inventory. We’re out on Brokers Tour seeing a minimum of 12-15 new listings each week. By looking with our client’s interests in mind we can quickly ascertain which properties are best suited to their needs. We’ve also seen the inside of any listing’s comparable ‘solds’. This extra knowledge enables us to quickly understand which new offerings are the well-priced ‘hot deals’ that our buyers should jump on.

2. Local agents know the neighborhood details. If you’re looking for a condo we can tell you right away which buildings have been subject to litigation and which ones have a reputation for noise transference between the walls. If you’re looking at property in a ‘cutting edge’ neighborhood, we know the ‘hot spots’ where there’s stuff going on that we think you should know about. We also know which neighborhoods are up and coming, with good odds of higher appreciation.

3. Local agents can recommend the right contractors and home inspectors. From adding a garage to figuring out the cost of dry rot repair, we know which inspection companies have the highest credibility and which contractors understand San Francisco’s complex permit process. We can also recommend the best attorneys if you are concerned about land use or rent control issues.

4. A local agent is your best bet for writing a strong offer. A local Realtor with strong professional relationships is like gold for their buyers and sellers. The agent on the other end trusts our reputation for honest and fair dealings, and understands that we are looking out for our client’s best interests. Time and again we beat out our competition because the listing agent knows we can deliver on our promises.

5. We understand the customs of the county. Closing costs are split differently between buyers and sellers in San Francisco than they are in other parts of the Bay Area. San Francisco Realtors are also particular about which forms and boilerplate disclosures are used to craft an offer. Offers that don’t follow local custom can often result in an unnecessary counter offer to clear up the details – and can buy time for another buyer to step forward with an offer.

6. We can respond on a dime. Because we work right nearby our listings, we can do showings on short notice. We can also hustle up and personally deliver and present your offer when there’s a time issue.

I practice what I preach. Over the years I’ve bought property in Berkeley, Alameda and Sacramento. While I could have represented myself, I always chose to use a local expert who could navigate me through unfamiliar territory. Each time, I got a great buy and peace of mind throughout the process as they knew how to guard my interests every step of the way and make the escrow period as painless as possible.

Want to know the best buys in hidden neighborhoods? Sign up for the “Buzz” and I’ll send out the best properties available in areas other buyers often overlook, along with insider info on market conditions and where the hot buys are each week.

See you next week!

Posted in San Francisco Neighborhoods | Comments Off

So what’s the Most Expensive Neighborhood in San Francisco???

Well, when it comes to San Francisco condominiums, Russian Hill and Telegraph Hill command the highest sales prices, at an average $890/square foot. This figure can go much higher depending on views, location and building.

The second most expensive neighborhood, from a price per square foot standpoint? Many would point to South Beach, where new home prices often start at $1,000/square foot. Examples of buildings that are commanding these kinds of prices are The Beacon at King and 4th, and The Watermark at Bryant and Beale. Resales in South Beach are also strong. Larger units at the 6-year-old Brannan, for example (at Brannan and Delancey) are garnering as much as $1,400/square foot.

Why do these South Beach buildings command such high prices? Some of the reasons are obvious– great views, snazzy amenities like a pool and private health club, and the exciting sense that you?re on the cutting edge of a fresh, new neighborhood. Other reasons are more subtle. A building?s architecture and the way it relates to its surroundings can have a strong impact. People will also pay a premium for the ?cool factor? of living in a prestige building like The Brannan or the Oriental Warehouse.

Another hot neighborhood coming up? Rincon Hill, a knot of land set just west of 1st Street. The zoning and planning for this neighborhood emulates Vancouver, with high rises on the corners and green spaces set in between. Many say the creation of this neighborhood will turn it into the next Russian Hill, since it offers some of the City’s best bay views.

Rincon Hill is also where some of the tallest residential buildings west of the Mississippi will be. One Rincon Hill (which you can see being built just off the 80 as you cross the Bay Bridge), will be 55-stories high. Set on the crest of the hill, it promises to alter the shape of the San Francisco skyline. Another building topping out at over 60 stories is going in at 1st and Mission. Ultimately 8,000 units of housing will be an added to an area that?s been better known as the no-man’s land you pass through on your way to the Bay Bridge.

Want to know more about new and newer condos in San Francisco? I can fill you in on the size, square footage range, amenities, and average price per square foot for any building in San Francisco. Just call me for the information.

See you next week!

Posted in San Francisco Neighborhoods, Investors | Comments Off