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Luba Muzichenko San Francisco Real Estate

San Francisco SF Realtor

San Francisco Realtor Blog

Win Play Tickets! Just Share Your Favorite San Francisco Quote!

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Like free stuff?  Like San Francisco?  Like doing free stuff in San Francisco?
All you have to do is submit your favorite quote about San Francisco, either in the comments below or by email no later than 5pm on Friday the 11th for your chance to win!
(And the quote doesn’t have to be real – I just found out one of my go to Mark Twain “quotes” about San Francisco’s infamous weather wasn’t even really said by Mark Twain! My life has been changed FOREVER!)
Win a pair of tickets to the West Coast premiere of Harper Regan at the SF Playhouse and  choose the performance you want to see – either Tuesdays 7 PM, Wednesday 7 PM, or Thursday 8 PM, now through February 17th.
From the National Theatre in London comes this riveting drama named “Best Play” by the Guardian UK newspaper.  For moe information, visit www.SFPlayhouse.org.

San Francisco Real Estate Dances "The Bump"

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As the good folks at the San Francisco Real Estate Blog noted, January is often the time when San Francisco home buyers shake off the holidays and add buying a home to the list of New Years Resolutions.

The San Francisco Real Estate Blog notes:

In years past, when the market was stronger, there was a “January Bump” in the San Francisco real estate market. The surge in activity occurred as droves of buyers came back to the market after the holiday season, while sellers lagged behind.

This meant there were more buyers than property listings, and competition ensued. Last year the San Francisco real estate market didn’t experience a January bump, but there are early signs that one is happening right now.

The blog post quotes a fellow Zephyr Realtor with a recent experience where a home his buyers tried to purchase received 3 over-asking price offers the FIRST day the home was on the market!
And his experience is not rare.
An Inner Sunset single family home received 11 offers on its offer date just 4 days after the first open house.
An Inner Mission condo sold after just 9 days on the market with 8 offers (an offer date was set on this one also.)
In fact, of the 67 reported sales at Zephyr Real Estate’s weekly meetings for January, 15 had multiple offers and 13 sold over the asking price.  Another 11 sold at the asking price.  (One caveat to mention – these are just the sales that are verbally reported – some agents aren’t able to make the meetings and those sales don’t get mentioned.  But BTW – based on those numbers, that means Zephyr represented more than 20% of the sales that occurred in January.  Um, yeah, we ROCK!) 😉
In fact, 329 properties went into contract this January.   There are still a total of 1356 properties on the market.
That means the absorption rate is just 4.1 (or it would take 4.1 months for the market to “absorb” all of this inventory – aka, it would take 4.1 months for these San Francisco listings to be bought up by buyers.)
And according to the standard guidelines that we use to determine whether we are in a Sellers’ Market (1-4 months of inventory), a Neutral Market (5-6 months of inventory) or a Buyers’ Market (7+ months of inventory) – right now, we in SF are actually in (drumroll please) a *Soft* Sellers’ Market!  😀
(Fair warning to sellers – DO NOT get greedy, this ain’t 2005!  Fair notice to buyers – there are still lots of great values out there, but a variety of circumstantial evidence including a decrease in the unemployment rate, especially in high-paying tech jobs, these good values may not be around too much longer!)
So, we in the SF Real Estate biz are enjoying the good news the January Real Estate Bump is bringing us.  And since our spirits are dancing, you may as well dance with us.  If you don’t know how to do “The Bump” – the video above will show you how. 😉

Doggone It – Where Will San Francisco's Dogs Go and Play?

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Adopt a Dog from San Francisco's Animal Care and Control

We San Franciscan’s love our dogs.  In a 2006 National Geographic article, it’s estimated that SF has 745,000 human residents and 110,000 canine ones!  (And a gratuitous plug here, the pic up top is from the the Animal Care and Control’s website.  His name is Moe and YES, he is available for adoption, as are dozens of other cuddly and loving animals!)
We REALLY do love our dogs.  And we love the various places we can take them.  Fort Funston, Crissy Field and Ocean Beach are just a few favorite places to let our four legged friends frolic.  But a lot of them are a part of the Golden Gate National Recreation Area (GGNRA) and to make a really long story short – your dog’s favorite place to burn off some energy may become a “No Dog” zone!
Supervisor Carmen Chu was kind enough to share the below information about the proposed changes as well as ways for you to give YOUR input on what to do with San Francisco’s parks.  They might be Federally owned, but it’s San Francisco’s citizens that use them on a daily basis, and we deserve to make our input heard!
Here’s the scoop from the newsletter:

GGNRA dog management plan

The Golden Gate National Recreation Area (GGNRA), a Federal agency, recently released their Dog Management Plan/Draft Environmental Impact Statement. The voluminous document and its recommendations would have significant impact on use of Ocean Beach, Fort Funston, Lands End, Sutro Heights, Baker Beach, Fort Point, Fort Mason and Crissy Field. The document is available at all San Francisco Public Libraries and also online at http://parkplanning.nps.gov/dogplan

The Dog Management Plan/Draft Environmental Impact Statement presents several different alternatives for each park in the GGNRA, ranging from “no dogs” to severely restricting off leash areas. Our office wanted to make you aware that public comment on the plan will be accepted through April 14, and that it is important that the GGNRA and National Park Service (NPS) hear the concerns of San Francisco residents.

How to comment:

Fort Mason, Building 201

San Francisco, CA 94123

Public Meetings:

  • March 2, 4 – 8pm , Tamalpais High School, Marin County
  • March 5, 11am – 4pm, San Francisco State University, Seven Hills Conference Center
  • March 7, 4 – 8pm, Fort Mason Bldg. A, San Francisco
  • March 9, 4 – 8pm, Cabrillo School, Pacifica

Comments will be considered during development of the final plan, which is expected to be completed by late Spring/early Summer 2012. When making your comments, please refer to the specific area of the plan you would like to see changed, and your ideas for alternatives.

If you have any further questions about the Dog Management Plan/Draft EIS, please call the GGNRA at 415-561-4728.

The GGNRA is the nation’s largest urban national park, and includes areas of San Francisco, San mateo and Marin Counties.

Another Glorious Sunset at Ocean Beach…

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I’ll never get tired of these San Francisco Sunsets.  Good thing I’m lucky enough to call the Sunset District home and this is just steps from where I’m fortunate enough to live.  If this isn’t a million dollar view, I don’t know what is!

Get Spayed and Neutered for Free! (Your PET, That is!)

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As the folks over at SF Appeal so kindly informed us, February is Spay & Neuter month!  And that means that the San Francisco SPCA is so kind as to provide free spay/neuter services for the month of February!
Personally, I don’t need to keep up with the current freebies since my 12 year old Pit Bull mix, Ohm, was spayed ages ago.  (In the photo, she’s the one on the left.  Powder, in the middle, and Lace on the right, passed away and left big gaping holes in my heart in 2008. I still miss them desperately every day.)
But if you, or someone you know has a pet that is not yet spayed or neutered, and you’re a SF resident, contact the SF SPCA to get yourself on the appointment list.
Aside from controlling overpopulation of pets in shelters that leads to increased euthanasia rates, spaying or neutering your beloved 4 legged friend brings a variety of benefits to you AND your pet.  According to PawsperousPets.com these are just a few of the benefits of taking care of your pets needs.  (And as as aside, if you live in San Francisco and have a Pit Bull or a Pit Bull Mix, spaying or neutering your dog is mandatory!)

Benefits of Spaying
• Prevents pregnancy and the complications arising from pregnancy and delivery
• Eliminates the heat cycle – you won’t have to listen to the sounds of your female in heat, trying to get out and find a mate
• Prevents unwelcome males from trying to seek out your female pet in heat
• Reduces the urge to roam. This makes it less likely that you will lose your pet, which in turn makes your pet less likely to contract a disease, get in a fight, get injured, or become a victim to cruelty, poison, or traffic.
• Eliminates sexual discomfort, distress, or distraction … making your pet happier and more content.
• Reduces or eliminates the possibility of disease in the reproductive system.
Benefits of Neutering
• Reduces the distracting and destructive behavior associated with the male’s efforts to get out and find a mate
• Reduces the urge to roam. This makes it less likely that you will lose your pet, which in turn makes your pet less likely to contract a disease, get in a fight, get injured, or become a victim to cruelty, poison, or traffic.
• Eliminates sexual discomfort, distress, or distraction … making your pet happier and more content.
• Eliminates testicular tumors and reduces prostate gland problems.
• In cats, neutering stops or reduces marking behavior (territorial spraying of urine).
• Reduces the urge to fight.

And while the SPCA is offering these services for free, remember, they also DO need money to keep taking care of the animals in their shelter, so if you CAN afford to pay to have your pet spayed or neutered, please dig deep into your pockets and donate to the SPCA or a number of other great local pet rescues, including Muttville, Bad Rap and the Give a Dog a Bone project, just to name a few!
AND while I’m at it, I may as well take a moment to tell you about this pair of adorable (spayed and neutered) dogs that recently lost their owner and are desperately looking for their new forever home!!!  Read about them here!

Connect with Luba's Real Estate Blog on Facebook!

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Connect with Luba's Real Estate Blog on Facebook

Connect with Luba's Real Estate Blog on Facebook


I’m sure you’re noticed the blogging here has been getting less and less frequent.  And had as I try to keep up, life sort of keeps getting in the way of posting.
But – I’ve realized that’s not really a terrible thing.
You see – for those of know that know me personally, you know I’m a workaholic.  My priorities have been working with clients, blogging, writing newsletter, and then somewhere near the bottom of the list was my family, my relationship, my friends and my dog. 
And again, for those others that know me personally, you know that I lost a dear friend to colon cancer earlier this year.  She was in her early 30’s.
And frankly, the shock of it all make me start thinking…
I love San Francisco real estate.  I love what I do for a living.  But frankly, I need to be a person first and a Realtor second.  Most of my business comes from referral and so as I’ve gotten busier the blog as taken a backburner so that I can reprioritize myself. 
Family, relationship, the dog, friends – these are now my priorities.  Taking care of my clients is almost as high on that list.  But blogging and newsletter writing have fallen way down on the scale of importance. 
But, I’m not gone.  I’m still here, I’m still working, and I’m still blogging from time to time.  But mostly, these days you’ll find short updates on the market and on what’s going on in SF on my facebook business page.
If you haven’t liked it or become a fan or whatever it is you’re supposed to do these days, you should.  You won’t get the in-depth commentary you used to find here (and will still find here on occasion.  But you will get to keep up with happenings in San Francisco and my random thoughts on the real estate market. 
So head on over to my facebook business page, like it, fan it, and again, start keeping up with the quick thoughts about this amazing city, its real estate and all it has to offer!
Hope to see you there!!!

Gangs of San Francisco (On a T-Shirt)

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Image of Chutes: The Haight

Happy Friday, Folks!
Thought I’d share a fun, and not too well known (at least not yet) site that features some AWESOME San Francisco T-shirts.
The site is www.gangsofsanfrancisco.com and their shirts rock!
From the site’s “about me” page:

Gangs of San Francisco is a one man operation out of San Francisco’s Outer Richmond. A work in progress, it is run by me, Laureano Faedi. A self taught maker of things, I do all the design work, silkscreening, shipping and research. Having migrated to the Bay Area from Buenos Aires 30 years ago I have found San Francisco to be one of the best cities in the world to live in. This project serves as an outlet for my learning of it’s history as well as a way to teach myself silkscreening. I hope that not only will people enjoy my products but that it might also inspire them to learn more about the city.

His collection is a great start, but I’d LOVE to see more!  Let’s not forget about the various racetracks in the City, the brothels (oh yeah, we had those), the cemetaries (all over the west side of SF until they were moved out to Colma) and even old sports teams like the San Francisco Seals!
Anyhow – the shirts are cool, the shirt maker is a small local business man, and what better way to dress your weekend best than in a comfy shirt that celebrates your San Francisco pride! 🙂
Enjoy your weekend!  And buy a shirt! 🙂

PG&E – San Francisco's Big Bad Wolf

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pg&e_meter.jpg

I hate meter reading day.  In fact, my alarm just went off to notify me that it’s time for me to call PG&E and give them my gas & electricity meter reading. 
But, I hate meter reading day.  Sometimes, I forget.  And the rest of the time, it’s just a pain in the ass. 
Unfortunately, my meters are located in places where PG&E can’t see them from outside my house.
So when I heard about PG&E Smartmeters, I was SUPER excited.
But the wind has been taken out of my sails somewhat.  Seems PG&E’s mew smart meters aren’t that smart.  They’re full of errors.  BOOOOOO!
In fact, apparently there’s SO many errors that the San Francisco City Attorney has asked them to slow their roll.
For the full article, click here. 
And of course, whether you own SF real estate, or rent in the City, you might be affected by this too. 
In my fantasy world, PG&E will work out the kinks, fix the errors and make my meter reading life easy.
Till then, I’ll be calling it in manually. Bah humbug.

Dolla Dolla Billz Changing the San Francisco Real Estate Game

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So sales of homes in San Francisco are well, moving like hotcakes, at least relative to the last year or two. 
Socketsite reported that “recorded home sales volume in San Francisco was up 50.6% on a year-over-year basis last month“ and that “median sales price in March was $675,000, up 11.0% compared to March ’09 ($608,000) and up 7.6% compared to the month prior.”
Not enough evidence for you that we may have seen the bottom of the market? 
Well, how’s the evidence that multiple offers are on the rise again?  Out of the last 8 offers I’ve written for clients, 7 properties received multiple offers. 
But what’s MORE interesting, at least in my opinion, is that we seem to be seeing a major resurgence of the all cash offer! 
Yup.  In the last few weeks, the words “all cash offer” are a phrase I’m hearing on a daily basis.  Lenders are talking about it.  Escrow officers are talking about it.  And without a doubt, real estate agents are talking about it. 
But what does this all MEAN? 
Someone asked me the other day, “Why the hell would enyone ever tie up so much money in San Francisco real estate?”  Well, I’m going to go out on a limb here, but it might mean that the folks that are smart enough (or lucky enough) to amass a giant pile of cold hard cash seem to think that dumping all of their dough into real estate RIGHT NOW is a smart investment decision. 
Prices don’t seem to be going any lower and with sales spiking upwards and prices creeping upwards, it might be safe to deduce that the bottom of the SF housing market has come and gone.
I’d love to hear from some of you cash buyers, or even agents with cash buyers whether my theories are sorta correct or completely far fetched.  You can drop a note in the comments, or if you want to keep yourself anonymous, email me.

Spend Less Green to Go More Green in San Francisco

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Green Grass

Good news my earth loving, tree hugging, composting, recycling, reusing San Franciscans! 
From the San Francisco Association of Realtors:

San Francisco Homeowners Have New Way to Pay for Going Green
San Francisco homeowners have a new way of paying for solar panels, energy-efficient appliances and low-flow toilets.
A new city-run program, GreenFinanceSF, will give San Franciscans the money to pay for such projects up front and let them pay it back through installments on their property tax bills. Berkeley pioneered the idea in 2007, and since then, hundreds of cities, counties and states have adopted their own versions.
For more details, visit https://greenfinancesf.org/systems/energy.

That’s great news for you, your pocket, your carbon footprint, global warming and all that.  If you’ve been thinking of making some environmentally friendly upgrades to your home, you may have just run out of excuses. 😀