Luba Muzichenko

San Francisco Realtor

Archives for May 2009

30 Days of Sold San Francisco Property Listings

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Welcome back to the weekly report that tells your what’s sold on the market in the last 30 days! 

It’s a rolling average of the last 30 days of sold listings. 

We’ll also be bringing you the last 30 days of new listings in a different blog post. 

Check back next week to see the sold properties stack up. 

 

Sold Listings 04/22/09 – 05/29/09

Neighborhood Total Listings Average Price Average DOM
Alamo Square 2 $803,500 46
Anza Vista 2 $512,500 95
Balboa Terrace 1 $1,090,000 141
Bayview 5 $300,750 149
Bayview Heights 8 $435,463 116
Bernal Heights 18 $647,972 54
Buena Vista Park 1 $1,280,000 21
Central Richmond 12 $1,094,280 89
Central Sunset 10 $805,200 51
Central Waterfront 2 $692,000 99
Clarendon Heights 1 $2,050,000 56
Corona Heights 4 $1,409,500 52
Cow Hollow 5 $2,574,800 121
Crocker Amazon 6 $447,833 131
Diamond Heights 2 $827,500 47
Downtown 2 $3,117,500 92
Duboce Triangle 4 $882,250 79
Eureka V./Dolores Hts 15 $1,212,267 53
Excelsior 10 $564,980 53
Financial District 3 $365,000 140
Forest Hill 1 $1,125,000 74
Forest Hill Extension 1 $609,000 136
Forest Knolls 1 $710,000 48
Glen Park 3 $822,417 37
Golden Gate Heights 2 $1,100,000 112
Haight Ashbury 8 $902,500 50
Hayes Valley 3 $850,333 92
Hunters Point 1 $395,000 248
Ingleside 1 $390,000 61
Ingleside Heights 8 $402,688 54
Inner Mission 18 $694,139 88
Inner Parkside 1 $622,000 81
Inner Richmond 9 $766,556 121
Inner Sunset 6 $755,167 54
Lake 2 $1,913,750 80
Lake Shore 2 $1,091,500 21
Lakeside 1 $905,000 79
Laurel Heights 1 $1,217,000 46
Lone Mountain 2 $708,750 49
Lower Pacific Heights 4 $622,434 53
Marina 8 $1,626,250 83
Merced Heights 3 $573,333 33
Midtown Terrace 2 $841,500 33
Miraloma Park 9 $798,667 58
Mission Bay 1 $430,000 23
Mission Dolores 5 $703,200 54
Mission Terrace 3 $538,333 79
Nob Hill 7 $589,143 87
Noe Valley 27 $961,537 63
North Panhandle 8 $955,500 66
North Waterfront 3 $676,667 61
Oceanview 3 $429,967 167
Outer Mission 2 $562,500 141
Outer Parkside 6 $643,667 65
Outer Richmond 8 $838,813 82
Outer Sunset 4 $603,500 45
Pacific Heights 19 $1,887,842 70
Parkside 14 $728,000 53
Parnassus/Ashbury Hts 3 $686,667 63
Portola 5 $501,440 60
Potrero Hill 13 $859,385 87
Presidio Heights 6 $2,260,833 49
Russian Hill 13 $1,593,923 97
Sea Cliff 1 $2,100,000 121
Silver Terrace 6 $461,833 84
South Beach 15 $904,767 73
South of Market 15 $799,067 64
Sunnyside 3 $578,000 19
Telegraph Hill 2 $602,500 88
Tenderloin 1 $257,000 77
Twin Peaks 5 $402,380 160
Van Ness/Civic Center 3 $980,000 125
Visitacion Valley 9 $413,667 60
West Portal 2 $725,000 35
Western Addition 1 $270,000 36
Westwood Park 3 $811,667 39
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30 Days of New San Francisco Property Listings

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Welcome back to the newest weekly feature of Luba’s San Francisco real esate blog. 

It’s a rolling average of the last 30 days of new listings. 

We’ll also be bringing you the last 30 days of sold listings in a different blog post. 

Check back next week to see the listings stack up. 

 

New Listings 04/22/09 – 05/29/09

Neighborhood Total Listings Average Price
Alamo Square 3 $746,000
Anza Vista 1 $1,999,999
Bayview 20 $1,021,780
Bayview Heights 10 $445,726
Bernal Heights 32 $814,587
Buena Vista Park 4 $1,273,500
Central Richmond 24 $1,081,083
Central Sunset 5 $851,580
Central Waterfront 8 $599,193
Clarendon Heights 2 $2,617,500
Corona Heights 6 $1,344,333
Cow Hollow 12 $1,948,583
Crocker Amazon 7 $538,721
Diamond Heights 3 $758,667
Downtown 22 $1,399,318
Duboce Triangle 5 $1,021,000
Eureka V./Dolores Hts 13 $1,283,231
Excelsior 14 $553,536
Financial District 4 $2,361,000
Forest Hill 3 $1,928,333
Forest Hill Extension 3 $895,000
Forest Knolls 3 $502,333
Glen Park 17 $933,493
Golden Gate Heights 2 $1,219,500
Haight Ashbury 10 $988,600
Hayes Valley 11 $1,213,355
Ingleside 6 $750,833
Ingleside Heights 12 $371,731
Ingleside Terrace 2 $1,223,500
Inner Mission 34 $967,144
Inner Parkside 1 $848,000
Inner Richmond 17 $1,292,588
Inner Sunset 10 $819,188
Lake 18 $990,778
Lake Shore 5 $997,000
Laurel Heights 2 $2,247,500
Lone Mountain 4 $828,238
Lower Pacific Heights 14 $1,037,643
Marina 18 $1,631,278
Merced Heights 2 $604,000
Merced Manor 2 $949,000
Midtown Terrace 1 $805,000
Miraloma Park 7 $891,214
Mission Bay 8 $770,863
Mission Dolores 6 $747,000
Mission Terrace 8 $592,975
Monterey Heights 2 $1,885,000
Mount Davidson Manor 2 $1,036,000
Nob Hill 30 $1,524,233
Noe Valley 38 $1,098,737
North Panhandle 12 $982,750
North Waterfront 5 $812,800
Oceanview 4 $495,725
Outer Mission 7 $642,114
Outer Parkside 6 $673,250
Outer Richmond 16 $1,016,181
Outer Sunset 12 $806,074
Pacific Heights 27 $2,383,370
Parkside 4 $687,750
Parnassus/Ashbury Hts 3 $1,480,333
Portola 8 $618,250
Potrero Hill 25 $905,810
Presidio Heights 12 $3,967,417
Russian Hill 27 $1,227,037
Sea Cliff 2 $3,995,000
Silver Terrace 7 $513,557
South Beach 25 $1,161,036
South of Market 59 $845,747
St. Francis Wood 4 $2,603,500
Sunnyside 7 $686,767
Telegraph Hill 13 $2,501,077
Tenderloin 5 $3,439,600
Twin Peaks 2 $577,500
Van Ness/Civic Center 17 $654,035
Visitacion Valley 14 $567,355
West Portal 1 $825,000
Western Addition 5 $719,200
Westwood Highlands 2 $1,072,500
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Getting Smarter for San Francisco Sellers

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If you know me, you know I’m not a morning person. Yet, I was at the San Diego Association of Realtors to improve my Realtor skill set at 7:45am.  Six cups of coffee later, I made it through the day. 

I’m here to take a class for my Certified Residential Specialist designation, and today and tomorrow – I’m here to learn more about listing strategies – which basically means that I’m here to help San Francisco homeowners sell their homes faster and for more money.

At least that’s the idea. Sellers will still have to be realistic, but having a fabulous real estate agent (like me) :-) working with them will improve their odds of a smooth, quick and trouble free sale. 

Postings will continue to be light until next week, but I promise to provide new info next week – some of which was sparked by ideas discussed  in today’s class.

And in the meantime, if you have a SF house, condo or TIC you’d like to talk about selling, give me a holler – I’ll be happy to put my imrpoved skills to use marketing and selling your San Francisco home. 

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SF Snapshots: San Francisco Living

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How to Recycle Your Old Toilet, originally uploaded on by LubaSF

It’s Photo Friday again here on Luba’s San Francisco Real Estate Blog! 

I’ve got another work weekend ahead of me, selling consulations, showing buyers properties and generally catching up from this past week’s worth of work.  But since I love what I do for a living, it’s a little easier to swallow.

This week’s photo was shot by yours truly – and it’s the best use I’ve seen for an old toilet yet!  Love the ingenuity of SF residents!

Don’t forget to check back next week for another glimpse of San Francisco as seen through the eyes of Flickr’s photogs.

And if you’d like to throw your photos into the pool of candidates for my SF Photo Friday collection, tag your SF Photos from Flickr with LubaSF.

Happy Friday!

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30 Days of Sold San Francisco Property Listings

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Welcome back to the weekly report that tells your what’s sold on the market in the last 30 days! 

It’s a rolling average of the last 30 days of sold listings. 

We’ll also be bringing you the last 30 days of new listings in a different blog post. 

Check back next week to see the sold properties stack up. 

 

Sold Listings 04/14/09 – 05/14/09

Neighborhood Total Listings Average Price Average DOM
Alamo Square 1 $777,000 29
Balboa Terrace 1 $1,090,000 141
Bayview 6 $304,792 132
Bayview Heights 7 $444,600 104
Bernal Heights 17 $640,882 56
Central Richmond 7 $1,063,429 118
Central Sunset 3 $826,000 40
Central Waterfront 2 $604,500 88
Corona Heights 3 $952,667 50
Cow Hollow 5 $1,825,000 121
Crocker Amazon 5 $464,400 83
Diamond Heights 2 $827,500 47
Downtown 2 $3,117,500 92
Duboce Triangle 4 $759,750 50
Eureka V./Dolores Hts 12 $966,008 46
Excelsior 12 $528,983 64
Financial District 3 $365,000 140
Forest Hill 2 $1,245,000 70
Glen Park 4 $820,250 44
Golden Gate Heights 1 $870,000 85
Haight Ashbury 5 $562,000 70
Hayes Valley 3 $800,333 90
Ingleside 1 $390,000 61
Ingleside Heights 7 $364,429 64
Inner Mission 10 $727,900 91
Inner Parkside 2 $781,000 54
Inner Richmond 7 $764,714 106
Inner Sunset 7 $815,714 33
Lake 3 $1,304,500 55
Lake Shore 2 $1,091,500 21
Lakeside 1 $905,000 79
Laurel Heights 2 $1,016,000 37
Lone Mountain 3 $1,204,167 51
Lower Pacific Heights 6 $860,956 48
Marina 9 $1,830,000 74
Merced Heights 1 $580,000 28
Midtown Terrace 2 $841,500 33
Miraloma Park 7 $809,714 55
Mission Bay 2 $514,950 72
Mission Dolores 5 $706,200 54
Mission Terrace 1 $480,000 6
Nob Hill 5 $551,800 77
Noe Valley 20 $1,099,825 72
North Panhandle 4 $702,500 77
North Waterfront 3 $794,667 41
Oceanview 3 $435,000 227
Outer Mission 2 $562,500 141
Outer Parkside 6 $643,667 65
Outer Richmond 6 $839,833 61
Outer Sunset 2 $655,500 45
Pacific Heights 15 $2,409,000 71
Parkside 13 $757,077 46
Parnassus/Ashbury Hts 3 $686,667 63
Portola 4 $447,300 62
Potrero Hill 11 $817,182 112
Presidio Heights 6 $2,467,500 55
Russian Hill 12 $1,706,667 103
Silver Terrace 7 $496,747 87
South Beach 14 $902,393 72
South of Market 19 $777,474 62
St. Francis Wood 1 $2,150,000 277
Sunnyside 3 $626,333 58
Telegraph Hill 2 $731,000 100
Twin Peaks 4 $385,725 165
Van Ness/Civic Center 5 $911,880 97
Visitacion Valley 6 $432,833 82
West Portal 1 $965,000 31
Westwood Highlands 1 $689,500 36
Westwood Park 2 $757,500 52
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30 Days of New San Francisco Property Listings

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Welcome back to the newest weekly feature of Luba’s San Francisco real esate blog. 

It’s a rolling average of the last 30 days of new listings. 

We’ll also be bringing you the last 30 days of sold listings in a different blog post. 

Check back next week to see the listings stack up. 

 

New Listings 04/14/09 – 05/14/09

Neighborhood Total Listings Average Price
Alamo Square 4 $720,750
Anza Vista 1 $319,999
Bayview 17 $1,054,312
Bayview Heights 6 $418,483
Bernal Heights 23 $849,556
Buena Vista Park 4 $1,228,250
Central Richmond 23 $1,082,478
Central Sunset 9 $847,811
Central Waterfront 8 $607,967
Clarendon Heights 1 $3,485,000
Corona Heights 8 $1,386,750
Cow Hollow 12 $2,254,492
Crocker Amazon 3 $675,717
Diamond Heights 5 $845,800
Downtown 20 $1,211,200
Duboce Triangle 5 $889,800
Eureka V./Dolores Hts 13 $1,210,607
Excelsior 6 $485,583
Financial District 4 $1,368,750
Forest Hill 1 $1,395,000
Forest Knolls 1 $549,000
Glen Park 7 $928,714
Golden Gate Heights 3 $1,212,333
Haight Ashbury 11 $867,727
Hayes Valley 7 $870,714
Ingleside 4 $487,000
Ingleside Heights 5 $333,305
Inner Mission 30 $709,633
Inner Parkside 4 $847,000
Inner Richmond 10 $1,004,200
Inner Sunset 13 $971,606
Lake 18 $944,722
Lake Shore 2 $800,000
Lakeside 2 $1,314,500
Laurel Heights 2 $1,135,000
Lone Mountain 2 $832,475
Lower Pacific Heights 16 $1,299,033
Marina 17 $1,645,176
Merced Heights 1 $449,900
Merced Manor 1 $799,000
Midtown Terrace 2 $762,000
Miraloma Park 8 $825,938
Mission Bay 5 $710,580
Mission Dolores 7 $724,286
Mission Terrace 3 $732,333
Monterey Heights 2 $1,722,000
Mount Davidson Manor 1 $947,000
Nob Hill 19 $1,527,316
Noe Valley 30 $1,145,100
North Panhandle 19 $1,045,789
North Waterfront 10 $840,700
Oceanview 1 $475,000
Outer Mission 5 $632,780
Outer Parkside 8 $678,688
Outer Richmond 14 $989,929
Outer Sunset 9 $696,444
Pacific Heights 25 $2,649,152
Parkside 7 $731,429
Parnassus/Ashbury Hts 5 $1,247,800
Portola 4 $550,250
Potrero Hill 24 $859,329
Presidio Heights 12 $4,259,500
Russian Hill 22 $1,306,864
Sea Cliff 1 $5,995,000
Sherwood Forest 1 $899,000
Silver Terrace 4 $462,000
South Beach 21 $923,276
South of Market 53 $851,365
St. Francis Wood 5 $2,129,200
Sunnyside 9 $738,989
Telegraph Hill 11 $2,362,545
Tenderloin 3 $4,590,000
Twin Peaks 4 $702,250
Van Ness/Civic Center 14 $676,429
Visitacion Valley 6 $747,667
West Portal 4 $898,250
Western Addition 2 $506,500
Westwood Highlands 1 $650,000
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April 2009 San Francisco Home Sales Data is Here!

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Yet again, Luba’s San Francisco Real Estate Blog brings you latest San Francisco Real Estate market report here. (You can also view previous market updates by selecting the archives on the upper right portion of the screen).

Heres’s a little glimpse of the report:

Sales of single-family, re-sale homes and condos continued rising last month as we enter the Spring selling season. Home sales were up 11.1% from March, off 22.7% year-over-year. Year-to-date, home sales are off 21%.

Condo sales were up 22.3% month-over-month, but off 31.8% compared to April 2008. Year-to-date, condo sales are off 37.6%.

Prices continued the roller coaster ride they’ve been on for the past few months. After rising 17.3% in February from the month before, the median price dropped 3.2% in March, then rose 2.9% in April, a drop of 23.9% year-over-year. This is the twelfth month in a row the median price has been lower than the year before. The average price also rose, gaining 8.1% month-over-month, but down 19.8% compared to last April .

The median price for loft/condos in San Francisco was flat from March, and was down 14% year-over-year. The average price for condos rose 10.3% from March.  The average price was off 15.5% year-over-year.

Read on for full details.

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San Francisco Fast Facts April 2008 vs. April 2009

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San Francisco Association of Realtors District Map

For those of you that like your SF real estate market data without commentary, here ya go.  Take a look, check it out, come to your own conclusions. 

Or – you can always ask me questions. 

Fast Facts

Editor’s Note: Set forth below are Supply/Demand, Sales Rate and Median Price charts for the month of April, as well unit sales/DOM/monthly supply charts for the same month for single-family homes, condominiums and 2-4 units.)

Single Family Homes

2009April-Single_Family_Homes.pdf
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Condos

2009April-Condo.pdf
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2-4 Units

2009April-2-4_Units.pdf
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NUMBER OF UNITS is the equivalent of number of sales/transactions. For condominiums, each unit is treated as a sale. For 2- to 4-unit buildings, the “building” is treated as a sale.

NUMBER SOLD is the number of properties in the market segment that closed escrow during the month.

NUMBER FOR SALE is the number of active properties on the market for one day or more during the month.

MEDIAN PRICE (SOLD) reflects the “middle” price point of a group of properties that have successfully closed escrow on a monthly basis, i.e. half sold for more and half sold for less than the median price. Tracking the movement of median prices over time provides a good indicator of the direction market forces are moving.

If the percentage change is positive between the two periods then there is upward pressure on prices in that market segment. If the percentage change is negative between the two periods then there is downward pressure on prices in that market segment.

AVERAGE DAYS ON MARKET (DOM) reflects how long it has been taking (on average) to draw an offer on a reasonably priced property exposed to the market. The AVERAGE DAYS ON MARKET is defined as: The average number of days it took all of the properties that went under contract during the period to accept a first position offer.

MONTH’S SUPPLY OF INVENTORY (MSI) is a measure of how long it would take, in months, to sell the existing inventory at the current sales rate for the specific neighborhood and property type. The MONTH’S SUPPLY OF INVENTORY is defined as: The number of active properties on the market for one day or more during the month, less the number of properties that have been withdrawn or expired, divided by the number of properties that have gone under contract during the month.

* * * * *

Data provided by Terradatum.

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Single Female in Search of Home for Sale

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Woman at HomeAlmost sounds like a personal ad, right?

Well I was taking a look at my list of San Francisco clients that are looking for a home or have recently purchased a home and I realized that about 35% of them are single women. 

While it does appear that I tend to work with more single female home buyers than national averages, across the country, I did find some interesting statistics while searching the net:

  • Single women make up more than 20% of home buyers 
  • Single women buy twice as many homes as single men 
  • Single women make up more than one-third of the growth in real estate ownership since 1994

    Not bad for girl power, eh?

    The demographic includes all women, including never married, divorced or widowed. 

    Each person’s motivations for buying a home is, without a doubt, different. 

    Past generations waited for Mr. Right to come along and give the poor helpless female financial security. 

    But TODAY’S woman is ready to take her financial destiny into her own hands.  According to an older article from USA Today:

    The trend is striking, because in 1981, the number of single women and single men home buyers was virtually the same. Since then, the percentage of buyers who are single women has almost doubled, while the percentage of single men buyers slipped 1 percentage point to 9% last year.

    The article goes on to say:

    “For the first time in history, women have access to the same resources men have always had — money, social status, power,” says Donald Hantula, professor of organizational psychology at Temple University in Philadelphia.

    “Women can go and acquire them on their own rather than searching for a mate to provide them. These demographic and social changes are not in line with how we adapted in the hunter-gatherer era.”

    In SF, women have a number of options when it comes to buying a home.  My clients’ searches have included houses, condos, TIC’s, lofts, fixer-uppers, new construction, Victorian architecture, modern design and so many other variables that there’s just too many to list.  

    And now that we are seeing some better deals in the San Francisco housing market, I’ve been getting more calls from single women ready to take the plunge and buy a home.  In fact, now that the real estate prices have softened in SF, I’ve gotten calls from some past single female clients that are ready to jump in and buy investment property, with a big enough down payment, they are actually able to see a positive net gain on a rental property in San Francisco.

    If you’re a single woman and you’re thinking about buying property in San Francisco, whether for your primary residence or for investment purposes, give me a holler – I’m happy to help you decide whether now really is the right time for you to buy.

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    Which San Francisco Neighborhoods are the Safest?

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    I hate to say it, but the title of this post is kinda of misleading.  It’s actually a bit of a trick question. 

    Why?

    Well, everyone has a different idea of what makes a neighborhood “safe.”  Frankly, each person has a different tolerance to risk. 

    I live in the Outer Sunset where we seem have a higher than average amount of auto break-ins and thefts and grafitti tends to be fairly common (my fence AND my garbage can got tagged recently) but I still tend to consider it a “safe” neighborhood.  Other neighborhoods have higher rates of drug dealing or prostitution.  Others, still, have a high rate of murders and homicides.   

    What YOU consider to be a safe neighborhood depends primarily on your personal aversion to risk.  Your standard of safety is not necessarily my standard of safety.  (Though I’d be so bold as to go out on a limb and say that most people feel less safe in areas with high murder rates.)

    But that doesn’t mean that you need to jeopardize your safety by wandering the streets at night looking for crime. 

    To find out about crime in SF, you need only look as far as your computer!

    You can easily find statistics about San Francisco crime by pointing, clicking and filling out some parameters. 

    SF Crime Maps is a site that’s hosted by our very own sfgov.org.  To use the site, check out the various FAQ’s and then scroll down to the bottom of the page and click “I Agree.”  From there, click the crimes you want to search for (you’ll notice homicides are conspicuously missing from the list!) and select the area parameters.  You can search up to the last 90 days. 

    San Francisco Crime Blog picks up where SF Crime Maps leaves off.  The SF Crime Blog covers a variety of crimes in the blog section but really focuses on the murders that have occurred in SF.  In addition to a countdown of the homicides that have occurred, you’ll find a map that details those homicides for 2007 and 2008. 

    Once you have access to statistics, you can make your own decisions whether the neighborhood you want to live in is safe enough for you.

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