Home of the Week

110 15th Avenue


This home should serve as a caution to anyone considering radically modernizing a period home. While updating a home to a “au courant” style can be fun at first, over time I find that the home is served better with a less is more approach. This home has stunning floors (under the wall-to-wall), great space, floorplan and location going for it. But the 1960s demanded tribute of all other period details – moldings, fireplace, built-ins are all gone.

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Sold: Easy City Living at Oceanview Terrace

3-8100Oceanview109 lr6

8100 Oceanview Terrace,
San Francisco California

Sold for at $469,000
Seller Represented

  • 1 Bedroom/1 Bath Condo
  • New Stainless Appliances
  • Fresh Paint Throughout
  • Open Plan Living
  • In-Unit Washer/Dryer
  • One Car Parking (space C13)
  • HOA Dues: $355.27
  • Year Built: 2002
  • 492 sq. Feet Per Tax Record

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Wine Country Retreat in Paradise

Located minutes from Meadowood Resort this secluded retreat will surprise you at every turn. The main house is placed among oak tress, mature gardens, stone walls & levels of decking which lead to the magnificent pool setting. A 1B/1B guest house w/wrap around porch, private office overlooking a seasonal creek, sport court, 2 tree houses & entertaining areas make this compound a truly unique wine country getaway. Well=20GPM.

Main Residence – 4 bedrooms, 4 baths – 3077 square feet – 5.77 acres – 1 Fireplace

For more information: www.691Greenfield.com

707.477.6726 – ccb@38realestate.com

38 REAL ESTATE – Broker
707.963.4550 – adb@38realestate.com read more →

Home of the Week: Who says there’s nothing affordable in San Francisco?

And not only is 1145 Pine #24 affordable, it is in a well-located and charming 1912 Edwardian close.  With a separate kitchen and pull down Murphy bed, this convenient could be yours at a total cost of ownership of less than $1800/month with 20% down.  Considering you could probably rent it fir $2,200 or so unfurnished, that’s a compelling argument to buy.  The location is fantastic – close to Union Square with a WalkScore of 98 and a TransitScore of 100!  Let me know if you or yours want more info.  It will be open this Saturday and Sunday 2 to 4. read more →

Home of the Week: Can I Have This One Please?

Clients often ask how I can help falling in love with houses all the time.  I really like houses, but I have a good one that I like so I don’t have too much trouble resisting.  But when I saw 1960 Jones on Tuesday, it got to me.  It has all the things that are hard to find in a city home:  a walk- out garden, sunshine, views, rational original floor plan, great location (Jones & Union in Russian Hill!), and 2 car parking.  I don’t even typically like corner homes, but the way 1960 Jones is shielded by trees it feels private even though it is on a relatively busy street.  But more than all that, I just sensed it was a happy place – one that I was reluctant to leave.  I spent the next hour scheming how I could change everything and get my hands on this house.

1960 Jones was built in 1906, is attributed to Bernard Maybeck, and built in the First Bay tradition.  It could use a few upgrades, but they will be well worth doing. Let me know if you or yours want to know more!

(And if you want more on architectural styles, please see, as always, James Dixon’s excellent summary.) read more →

Home of the week: The Size of a House with the Light of a Condo

I think that people often don’t realize that top floor condos can be both larger and brighter than houses in San Francisco.  That is certainly the case for 832 Euclid Avenue.  With four bedrooms and four baths, and at over 3000 square feet of sparklingly refreshed Edwardian elegance, it is far larger than the average home in the City.  And brighter.  And more private.  Top floor condos tend to be brighter than homes because they are not shaded by other buildings or most urban trees.  In addition, the height gives them an automatic level of privacy without the window coverings necessary for a single family house, which generally has the main living areas closer to street level.  To have an “above it all” cat-perch perspective there’s really nothing better than a top floor flat.  And this one also has four car parking, tons of period details, two fireplaces and a great location to boot.  Listed by Mary MacPherson at Paragon.  Let me know if you want to take a look! read more →

Home of the Week: Conversion Loft in Mint Plaza

The most beautiful industrial conversion condo I have ever seen…

Well, I have seen some good ones so it’s hard to justify the absoluteness of that statement.  But that’s the reaction I had when I walked in last week and saw 410 Jessie #1002 (also known as 2 Mint Plaza).  It’s a spectacular space, all on one level, with soaring 12’ ceilings and exposed concrete beams.  One bedroom and one bath but at nearly 1200 square feet, there’s plenty of room to create a guest sleeping area.  Open floor plan, with a gourmet kitchen and an architecturally interesting spiral staircase that ascends to a large private roof deck with views of the city.  The photos really don’t do it justice.  If you want to see how right I am about that, take a look — it’s open Sunday, January 29 from 2 to 4.

The building features a large workout space with a roofdeck a few steps away that has a hot tub with a view and a dog walking area.  Nice!

Mint Plaza is located behind the old Mint at 5th & Mission.  Right across the street from the valet parking entrance to Nordstrom’s.  A sophisticated space in an equally sophisticated location perfect for a 1st home or a pied a terre.  Listed by Ron Parks at Decker Bullock Sothebys. read more →

“Crown Jewel” of Pacific Heights

This week I have a fun one.  I often drive back and forth over Pacific Heights on Divisadero and have noticed for years that one of the homes appears to have carousel horses in the windows.  This Georgian mansion is the grandly named Herbst Manor, which was built by Ernest Coxhead in 1899, for a relocated Philadelphian art collector and owned by the Herbst family since 1967.  It does, in fact, have historic carousel horses frolicking here and there and I went there last Tuesday to see them close up.  It was worth the trip.  In addition to sparkling like Versailles, 2800 Pacific has ornate and beautifully detailed pubic rooms, about the grandest staircase in town, warm and sunny south facing outdoor spaces, five bedrooms, a pent-room with wrap around views of the bay/bridge and city and TWO car parking.  Herbst Manor is offered at $12,500,000 by Cia Townsend of Alain Pinel.  To see more photos, click here.


(And if you’re a Prop 13 true believer, perhaps this will give you some food for thought:  the current taxes on this home are $5,000/year.  The new taxes if it sells for asking price will be $175,000/year.  Please support our schools by writing an offer today :)) read more →

City-Bound Italianate Estate

Driving down Geary Street between Arguello and Masonic, it seems pretty commercial.  It even can seem strip-mallesque.  Not much like good, old, Victorian San Francisco.  Well, about half way between these two points is tiny, dead-end Cook Street.  Positioned in the middle of what one Client in the Know calls the “Laurel Pits,” 46 Cook awaits a new owner with the right touch.  On a triple-wide lot, this 1885 Italianate farmhouse PLUS Carriage house is hidden from the street by tall plants and makeshift fencing.  The lush garden is so large you can imagine you are anywhere – not just in the middle of a large city.  It would be excellently creepy at Halloween (think Anne Rice’s vampire books).  Its price tag, at $1.9 million, may seem like a lot at first for a fixer, but considering that 11 Cook came on the market August 5 for $2.5 million and sold in just five days with a normal sized lot, it is actually a bargain with significant potential upside.

But perhaps my favorite thing about 46 Cook is the house next door, which sports a Mobilgas Pegasus dramatically charging aloft through the front portico.  I have seen few blocks more interesting or eclectic.  Let me know if you are interested in a personal tour! read more →