Jennifer Rosdail | San Francisco Real Estate » Jennifer Rosdail – San Francisco Residential Real Estate Sales. Specializing in NOPA (North Panhandle), Inner Sunset, Parnassas Heights, The Haight and the Richmond District.

Who is San Francisco? Who We Are, How We Live, What We Do, How We Rank

Market News, Conditions, & Statistics — Tue, 21 Feb 2012 15:00:33 +0000

How many San Franciscans:

Trace their ancestry from China, Ireland, Mexico or the Philippines?
Are children under 5? Speak Spanish at home? Have their cars stolen?
Are heterosexual or gay? Divorced? Live alone? Give birth each year?
Vote Libertarian? Earn over $200,000/year? Have graduate degrees?

There is no city in the world quite like San Francisco – and here are some of the details.

Country of Origin

click to enlarge

Language Spoken at Home

click to enlarge

Place of Birth

click to enlarge

Miscellaneous Statistics

click to enlarge

Ethnicity/Race

click to enlarge

Degree of Education

click to enlarge

Sexual Orientation

click to enlarge

Employment

click to enlarge

Political Affiliation

click to enlarge

Commute

click to enlarge

Households

click to enlarge

Occupancy Rent vs Own

click to enlarge

Average Income by Zip Code

click to enlarge

San Francisco Fortune 500 Companies

click to enlarge

Answer: Known around the world for it’s Victorian rowhouses, which spectacular hilltop park is an ideal picture taking spot?

Paragon Specific — Sat, 18 Feb 2012 20:00:43 +0000

Answer: Alamo Square

Characterized by Victorian architecture that was left largely untouched by the urban renewal projects in other parts of the Western Addition.

The park includes a playground and a tennis court, and is frequented by neighbors, tourists, and dog owners. On a clear day, the Transamerica Pyramid building and the tops of the Golden Gate Bridge and Bay Bridge can be seen from the park’s center. The San Francisco City Hall can be seen directly down Fulton Street.

There are many architecturally significant mansions on the perimeter of the park, including the Archbishop’s Mansion, the residences of the Russian and German Imperial consuls in the early 1900s, and the mansions on the block diagonally across from the Painted Ladies.

Jennifer’s Market Perspective

Jennifer — Fri, 17 Feb 2012 21:31:24 +0000

Inventory is as tight as it has ever been in “recorded” history. (That is, San Francisco MLS history, which is about 20 years.) We have buyers chomping at the bit with low great new jobs and relocation packages for the first time in years and not enough homes available to satisfy them. Contributing factors are that urban living hasn’t been this in style since the 1920s and interest rates are even lower than last time I wrote to you. Open houses are busy and well-priced homes are selling quickly in all market segments. Sales absorption is outpacing oncoming listings even in this early spring season. I am hearing this from colleagues in Wine Country as well as Sacramento. I don’t know what it means for the future, but I do think that 2012 may be the year that turns things around in the real estate markets less affected by distressed sales. Whatever happens, it seems like it’s going to be an exciting year full of multiple offer situations and where decisive and timely action will carry the day for buyers as well as sellers. And of course I have charts to back this up – to see them click here.

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

Jennifer — Fri, 17 Feb 2012 21:26:32 +0000

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!

Question: Known around the world for it’s Victorian rowhouses, which spectacular hilltop park is an ideal picture taking spot?

Paragon Specific — Fri, 17 Feb 2012 20:00:49 +0000

Answer tomorrow!

After the parade …

Jennifer — Mon, 13 Feb 2012 00:43:46 +0000

Never has a fake moustache been put to better use. This is Val (Stan’s brother) last night at Capp’s corner after the parade. Elvis and Stan were wearing them too but failed to rock the look.

Chinese New Year Parade

Jennifer — Mon, 13 Feb 2012 00:27:18 +0000

I love a parade. Especially one where the cops are setting off thousands of illegal firecrackers…

Answer: What famous Russian Hill street has a fun and catch name albeit not factual?

Paragon Specific — Sat, 11 Feb 2012 21:00:37 +0000

The “crookedest street”, Lombard Street.

Often billed as the “crookedest street,” San Francisco’s Lombard Street is, in fact, neither the crookedest nor the steepest street in the city, let alone the world. Vermont Avenue between 22nd and 23rd is “crookedest,” and Filbert between Hyde and Leavenworth is steepest at 31.5 degrees, but neither fact discourages tourists from flocking to Lombard Street’s seductive curves.

What Costs How Much Where in San Francisco

Market News, Conditions, & Statistics — Sat, 11 Feb 2012 15:00:12 +0000

San Francisco Home Values by Neighborhood
February 1, 2011 – January 31, 2012

The first group of statistics below (in table format) apply only to non-distress home sales with at least 1 car parking, as reported to MLS. Distress sales – bank-owned property sales and short sales – typically sell at a substantial discount due to condition-of-property issues and/or deal-aggravation issues, and if included in the analysis, would reduce the median sales price and average dollar per square ($/sq.ft.) figures in certain neighborhoods. (Distress sales, though occurring everywhere in the city, are generally clustered in less affluent neighborhoods and in the lower price ranges.)

The average size of homes vary widely by neighborhood: for example, the average size of a 4-bedroom house in Pacific Heights is much larger than one in Noe Valley. Besides affluence, the era and style of construction often play a large role in these disparities. Some neighborhoods are well known for having “bonus” bedrooms and baths built without permit (often behind the garage). These additions can add value, but being unpermitted are not reflected in average dollar per square foot ($/sq.ft.) figures.

If a price is followed by a “k” it references thousands of dollars; if followed by an “m”, it signifies millions of dollars. Sales unreported to MLS are not included in this analysis, and where abnormal “outliers” were identified that significantly distorted the statistics, these were deleted as well. Please see the definitions and caveats at the end of this report.

click to enlarge

Trends in Dollar per Square Foot Values for Houses in Selected San Francisco Neighborhoods

click to enlarge

Trends in Median Sales Prices for 2-Bedroom Condos in Selected SF Neighborhoods

click to enlarge

Long-Term Trends in Average Sales Price & Average Dollar per Square Foot
by San Francisco Neighborhood

The charts below track San Francisco MLS home sales by neighborhood, by average sales price and average dollar per square foot ($/sq.ft.), over the longer term. After all, homes are an investment that are usually held for 5 to 10 years, and often longer. Note that average sales price is different from median sales price. In many cases, these charts track values for non-distress home sales only in order to provide an apples-to-apples comparison over time. See the definitions below the charts for important context to these analyses.

Noe & Eureka Valleys: House Values

click to enlarge

Cole Valley, Ashbury & Clarendon Heights, Buena Vista: House Values

click to enlarge

Noe, Eureka & Cole Valleys; Ashbury Heights; Buena Vista; Duboce Triangle:
Condo Values

click to enlarge

Glen Park House Values

click to enlarge

Prestige Northern San Francisco Neighborhoods: House Values

Sea Cliff, Lake Street, Jordan Park/Laurel Heights, Pacific & Presidio Heights, Marina, Cow Hollow, Russian Hill, Nob Hill, North Beach, Telegraph Hill

click to enlarge

St. Francis Wood House Values

click to enlarge

Forest Hill House Values

click to enlarge

Sunset/ Parkside/ Golden Gate Heights: House Values

click to enlarge

Potrero Hill House Values

click to enlarge

SF Richmond District House & Condo Values (Inner, Central & Outer Richmond)

click to enlarge

Bernal Heights House Values

click to enlarge

Miraloma Park House Values

click to enlarge

Midtown Terrace House Values

click to enlarge

South Beach Condo Values

click to enlarge

South of Market (SoMa) Condo Values

click to enlarge

Pacific & Presidio Heights, Marina, Cow Hollow: Condo Values

click to enlarge

Russian Hill Condo Values

click to enlarge

Hayes Valley, Alamo Square, North of Panhandle (NoPa): Condo Values

click to enlarge

Noe Valley/ Castro/ Haight District: 2-4 Unit Building Values

click to enlarge

Pacific & Presidio Heights, Marina, Cow Hollow, Nob Hill, Russian Hill, Telegraph Hill, North Beach: 2-4 Unit Building Values

click to enlarge

The MEDIAN SALES PRICE is that price at which half the properties sold for more and half for less. It may be affected by “unusual” events or by changes in buying trends, or seasonal trends, as well as by changes in value.

Low Price & High Price are self-explanatory, but the low price might be for a property that needs significant work just to be habitable. Within a single neighborhood, it is possible for the low and high prices to be millions of dollars apart – the difference between a small, dark 2-bedroom condo above a Laundromat, and a lavishly appointed, full-floor, 2-bedroom penthouse with spectacular views in a prestige high-rise.

AVERAGE SALES PRICE is calculated by adding up all the sales prices and dividing by the number of sales. It is different from median sales price, but like medians, averages can be affected by other factors besides changes in value, such as fluctuations in average unit size. Averages may also be distorted by a few sales that are abnormally high or low, especially when the number of sales is low. Average sales prices are usually higher than median sales prices.

DOLLAR PER SQUARE FOOT is based upon the home’s interior living space and does not include garages, storage, unfinished attics and basements; rooms and apartments built without permit; decks, patios or yards. These figures are typically derived from appraisals or tax records, but can be unreliable, measured in different ways, or unreported altogether: thus consider square footage and $/sq.ft. figures to be very general approximations. Generally speaking, about 60-80% of listings report square footage, and dollar per square foot statistics are based solely on those listings. All things being equal, a house will have a higher dollar per square foot than a condo (because of land value), a condo will have a higher $/sq.ft. than a TIC (quality of title), and a TIC’s will be higher than a multi-unit building’s (quality of use). All things being equal, a smaller home will have a higher $/sq.ft. than a larger one. The highest dollar per square foot values in San Francisco are typically found in upper floor condos in prestige buildings with utterly spectacular views.

The AVERAGE SIZE of homes of the same bedroom count may vary widely by neighborhood: for example, the average size of a 4-bedroom house in Pacific Heights is much larger than one in Noe Valley; and the average of a Marina 2-bedroom condo is larger than one in South Beach. Besides the affluence factor, the era and style of construction often play large roles in these disparities.

Some neighborhoods are well known for having additional ROOMS BUILT WITHOUT PERMIT, such as the classic 1940′s Sunset house with “bedrooms” and baths built out behind the garage. These additions often add value, but being unpermitted are not reflected in $/sq.ft. figures.

Many aspects of value cannot be adequately reflected in general statistics: curb appeal, age, condition, views, amenities, outdoor space, “bonus” rooms, parking, quality of location within the neighborhood, and so forth. Thus, how these statistics apply to any particular home is unknown.

In real estate, the devil’s always in the details.

SAN FRANCISCO REALTOR DISTRICTS

District 1: Sea Cliff, Lake Street, Richmond (Inner, Central, Outer), Jordan Park/Laurel Heights, Lone Mountain

District 2: Sunset & Parkside (Inner, Central, Outer), Golden Gate Heights

District 3: Lake Shore, Lakeside, Merced Manor, Merced Heights, Ingleside, Ingleside Heights, Oceanview

District 4: St. Francis Wood, Forest Hill, West Portal, Forest Knolls, Diamond Heights, Midtown Terrace, Miraloma Park, Sunnyside, Balboa Terrace, Ingleside Terrace, Mt. Davidson Manor, Sherwood Forest, Monterey Heights, Westwood Highlands

District 5: Noe Valley, Eureka Valley (Castro, Liberty Hill), Cole Valley, Glen Park, Corona Heights, Clarendon Heights, Ashbury Heights, Buena Vista Park, Haight Ashbury, Duboce Triangle, Twin Peaks, Mission Dolores, Parnassus Heights

District 6: Hayes Valley, North of Panhandle (NOPA), Alamo Square, Western Addition, Anza Vista, Lower Pacific Heights

District 7: Pacific Heights, Presidio Heights, Cow Hollow, Marina

District 8: Russian Hill, Nob Hill, Telegraph Hill, North Beach, Financial District, North Waterfront, Downtown, Van Ness/ Civic Center, Tenderloin

District 9: SoMa, South Beach, Mission Bay, Potrero Hill, Dogpatch, Bernal Heights, Inner Mission, Yerba Buena

District 10: Bayview, Bayview Heights, Excelsior, Portola, Visitacion Valley, Silver Terrace, Mission Terrace, Crocker Amazon, Outer Mission

Some Realtor districts contain neighborhoods that are relatively homogeneous in general home values, such as districts 5 and 7, and others contain neighborhoods of wildly different values, such as district 8 which includes both Russian Hill and the Tenderloin.

Statistics such as these are generalities, subject to fluctuations due to a variety of reasons (besides changes in value). Average figures in particular may be distorted by a few sales substantially higher or lower than the norm, especially where the sample size is small. Generally speaking, the fewer the sales, the less reliable the statistics. New-development condo sales not reported to MLS – of which there are quite a few in San Francisco – are not included in this analysis.

All information herein is derived from sources deemed reliable, but may contain errors and omissions, and is subject to revision.

Question: What famous Russian Hill street has a fun and catch name albeit not factual?

Paragon Specific — Fri, 10 Feb 2012 21:00:56 +0000

Answer tomorrow!