From Emporium to Westfield to Whatever’s Next: San Francisco Centre’s Next Act
The former Westfield site is entering its fourth act. With Presidio Bay Ventures and Prado Group likely at the helm, the future of 865 Market Street is shifting away from the traditional mall model. Expect a move toward "vertical neighborhoods" featuring high-end wellness clubs, hospitality-focused offices, and potential luxury residential units. As San Francisco tweaks transfer tax incentives and seismic programs to revitalize downtown, this redevelopment could serve as the anchor for The City's recovery.
Why Are MLS Listing Photos Being Deleted? A Data Problem Affecting San Francisco Home Appraisals
Agents and appraisers pay MLS dues for reliable property data, yet listing photos sometimes disappear once homes go pending. When those images vanish the historical record weakens, and in one reverse mortgage appraisal the missing data contributed to a valuation that came in roughly $900,000 below what the property likely supported.
Opendoor Says It Can Offer a 4.99% Mortgage. The Question Is Why
Opendoor says it may offer a 4.99 percent mortgage rate on homes it sells. The announcement grabbed attention, but the deeper story highlights the ongoing challenges of the iBuyer business model.
FINCEN Real Estate Reporting Rule Is Now in Effect: What San Francisco Buyers Using LLCs or Trusts Should Know
The FINCEN real estate reporting rule took effect March 1, 2026. Here is what San Francisco buyers using LLCs, trusts, and entity ownership structures should understand before writing an offer.
If You Own a $2M–$5M Home in San Francisco, This Window Is Not Passive
San Francisco’s $2M–$5M market is regaining strength. Here’s why sellers who prepare now may benefit from tightening inventory and renewed buyer competition.
San Francisco’s $2M–$5M Market Is Moving. Waiting To Buy Will Cost You.
Multiple offers are back in San Francisco’s $2M–$5M market. Here’s why waiting for lower rates could cost buyers more and how to compete strategically in The City.
In San Francisco Real Estate, Bigger Often Means Further Away
As national brokerages get larger, San Francisco clients do not necessarily get better representation. This is a street-level look at what mergers can cost, and why local expertise still matters in The City.
Flashback Friday: The Original SF Underdogs
Long before Instagram rescue stories, San Francisco fell in love with two stray dogs named Bummer and Lazarus. A look at the city’s original underdogs.
San Francisco’s High-Rise Sprinkler Mandate: Safety Policy or Political Overreach?
San Francisco’s high-rise sprinkler mandate is no longer theoretical. For many pre-1975 condo owners, it has become a question of engineering, assessments, and market uncertainty.
Should You Buy or Rent in SF? Tell Me How Long You’re Staying
If you are leaving San Francisco in two to three years, buying may not be the responsible move. In a market with high transaction costs and meaningful rent gaps, runway matters more than ideology.
Before You Buy That $4M Sea Cliff Fixer, Run This Math
A $4M Sea Cliff fixer can feel like access to a rare neighborhood. Once you factor in $1,500 to $2,000 per square foot renovation costs, multi-year timelines, and regulatory friction, the math becomes far less romantic.
The San Francisco Listing Price Game (and Why It Keeps Confusing Buyers)
Why does a San Francisco home list at $1.5M and close at $2.2M? In supply-constrained neighborhoods like the Richmond, the list price is often a strategy, not a valuation. Here’s how the bidding engine really works.
Flashback Friday: The Other Park John McLaren Built
A rainy discovery leads to McLaren Park’s two lakes, 312 acres, and the quieter legacy of John McLaren in southern San Francisco.
The Open House Circus: Why Your Privacy is Worth Less Than You Think
The off-market sale sounds exclusive and controlled. In San Francisco, it usually means fewer buyers, less competition, and money left on the table. If you want the strongest possible price, exposure is not optional.
The 3R Reality: Why the Sea Cliff "Bones" Deal is a $2,000/sq ft Trap
In San Francisco’s Sea Cliff neighborhood, “good bones” can quickly become a $2,000 per square foot renovation lesson. Before you fall for the fixer fantasy, here’s what high-end construction really costs in 2026 and why turnkey homes often win financially.
When Asset-Based Lending Is the Wrong Tool for San Francisco Buyers
Asset-based lending can be powerful, but it isn’t always the right choice. A clear look at when San Francisco buyers are better served by simpler financing.
The Beauty Tax: Why Renovated Homes in San Francisco Cost More Than You Think
Why dated homes in San Francisco often offer more opportunity than Instagram-ready listings, and how buying past the carpet can unlock real equity.
Flashback Friday: The Fountain That Raised Us (and the Vaillancourt of it all)
The Vaillancourt Fountain has divided San Francisco since 1971. Part Brutalist sculpture, part childhood memory, it remains one of the waterfront’s most debated landmarks.
Interest Rates Matter Less Than You Think for San Francisco’s $10M+ Buyers
Why rising interest rates don’t stop $10M+ buyers in San Francisco, and how asset-based lending quietly reshapes luxury home purchases.
When Real Estate Becomes an Anchor: The San Francisco Lifestyle Audit
Thinking about buying in San Francisco just because it feels like the "adult" thing to do? Before you commit to a mortgage in The City, perform a life-goal audit. If your five-year plan involves global career moves or major lifestyle shifts, a luxury condo could become a high-priced anchor. Here is how to tell if you are truly ready to buy or if you should keep the flexibility of renting.