Median prices in SF today:
- Single family homes = $1,517,500
- Condos = $1,205,000
- TICs = $1,050,000
Did you know that there is a site that allows you to view permits and complaints for all properties in the city? This comes in very handy if you are thinking of purchasing a home (or if you are a nosy neighbor).
Just head to Department of Building Inspection’s website and enter the property address. There you’ll see all permits relating to electrical, plumbing and building as well as the complaints that may be on file for that location.
I am often asked about the seasonality of real estate in San Francisco. As it has been for a long time, we are in a seller’s market in SF however there are definitely some fluctuations throughout the year.
Sellers: The majority of the year is still very good for sellers, especially for single family homes, however the best time for sellers is in September/October when the weather is usually sunny and dry and fog is nowhere to be seen. This time of year is known as “San Francisco’s summer” even though it is really autumn everywhere else. Throngs of buyers are visiting lots of open houses on these sunny weekends, multiple offers are the norm, and sale prices that far exceed list prices are very common.
Buyers: If you are buying and want to have a shot at getting a (relative) bargain, you’ll want to do that in July/August or wait until November/December (but the number of available listings will be limited). The number of buyers that you’ll compete with are usually relatively low at this time, and the resulting number of offers and sale prices will also likely be in your favor. Of course, as with most things in San Francisco, each neighborhood and price range has it’s own unique nuances, so please let me know if you need advice on your particular situation.
By any measure, the heat of the San Francisco market in the first half of 2018 has been among the most blistering ever. Probably only 3 or 4 other periods over the past 50 years have seen a comparable intensity of buyer demand with regard to the supply of listing inventory available to purchase. Though all segments performed strongly, the market was particularly ferocious in the lower and middle-price segments of single family homes.
Here are the median price changes for San Francisco houses and condos sold from 1994 to 2018.
If you’ve been looking for real estate in San Francisco, you have probably heard the term “contingency”; it means “dependence on the fulfillment of a condition”. In the world of SF real estate, a contingency is simply a period of time in which the buyer can investigate a property or mortgage loan while still protecting their deposit.
Contingencies are sometimes used for property inspections like a termite inspection. Other contingencies are for mortgage loan approval, appraisal, or the sale of another property. Sellers can have have contingencies too, like finding a replacement property, but buyer contingencies are more common.
In this very frenzied seller’s market, any buyer contingency can give the seller some pause when they are considering whether to accept an offer.
It can be challenging for buyers to protect their interests while still getting their offer accepted. As I’ve written about before, disclosures are important. Seller disclosure packages (complete with inspection reports) allow the buyer to be reasonably informed about the property at the outset before submitting an offer.
Regardless of disclosures, some buyers opt to roll the dice and waive all contingencies as a strategy to make their offer more attractive to the seller. Buyers should be aware that waiving contingencies is risky. As usual, it boils down to risk tolerance and of course every buyer (and every property) is unique. If you are considering buying or selling, let’s talk about how contingencies might impact you.
California is in a major drought. We need rain. If you are a home buyer in the market for a single family home, there is yet another benefit to the wet stuff. Touring your dream home on a rainy day can tell you a lot about your prospective home before you submit an offer.
Probably one of the last things you want to do is go out and look at homes in the rain. If you’re like most people, you want to see houses on a sunny spring day. Visiting a house on a rainy day however can sometimes be more helpful, here’s why:
Ideally when rain falls, it runs off the roof in to the gutters and eventually flows away from the house through a drain or pipe to the street or sewer. Given the hilly terrain in San Francisco, older housing stock, and densely packed neighborhoods, heavy rain in San Francisco sometimes leads to “ponding” or standing water with no place to go. Standing water tends to seep in to places it should not be (like walls, foundations, garages, or basements). Keeping water away from your home is important to help prevent issues like dry rot, wood boring beetles, foundation deterioration, termites, and mold. So while checking out your new prospective house, always keep your eye out for standing water around the outside of the home and in the garage or basement.
Another benefit of touring a home in the rain: if a roof or skylight needs repair, there might be some visible signs of a leak. Be sure to look up at the ceiling occasionally as you are walking around. If you see signs of a ceiling repair or even differences in paint texture, it may be worth at least asking about.
I’m not a home inspector, but I’ve learned a bit by attending hundreds of home inspections with clients. I have many more home buying tips to share. Feel free to get in touch.
Sellers have many things to consider when they prepare to sell their home or condo. One of the expenses that can surprise some sellers is the City & County of San Francisco Transfer Tax. This hefty tax is based on the sales price and is deducted from your proceeds by the escrow company. In transactions involving new construction properties, buyers are generally required to pay this tax. Here is how the tax is calculated.
Enter sale price: $
Transfer Tax: $0.00
*This calculator is for general informational purposes only. Don’t make financial decisions based on the results of the calculator. Verify with SF Assessor’s office.
If you are considering buying a home, the best first step is to get pre-approved for a mortgage so you can see exactly what you can afford before you fall in love with a new home. There are many banks and mortgage lenders that can help with your home purchase but buyers often wonder how to find the best one. Low rates and fees are definitely important but so is the satisfaction of past customers. JD Power recently published a ranking of customer satisfaction of mortgage lenders. San Francisco is a city of mostly older homes and some rather unique real estate market idiosyncrasies so it is very important to work with a lender that knows the area. I have had clients who’ve worked with some of the lenders on the list below, contact me directly and I can tell you which one may be a good fit for your particular situation. The lender you chose might actually impact whether your offer is accepted or declined so it is important to do your mortgage lender homework. I am here to help.
You probably have heard about MLS (or Multiple Listing Service). MLS is the central database of all property listings in a city or region. With 10 MLS districts and 89 sub-districts, San Francisco is a small city with a lot going on. It can be confusing to understand the layout of the different districts and the micro neighborhoods/sub-districts within them. To help make sense of it all, here’s a link to the official SFAR MLS district map. Here is a flash version of the same map. You can use the map when you search the MLS database using my property search system which allows you to see every listing available with every real estate company in the city. Let me know if there’s a property you like and I will get to work for you.
It’s no secret that most open houses in San Francisco occur on weekends, especially on Sunday afternoons. That can be a real challenge for buyers who happen to be out of town for the weekend but still want to check out a property. Tuesday Tour is an open house for brokers and agents; basically it is an opportunity for industry professionals to tour available homes during the week. What many buyers don’t know however is that the public is almost always welcome to these open house events. You can check to see if a particular property is open on Tuesday by asking your agent or broker. Tuesday open house times vary depending on the MLS district where the property is located. Here is a map of the districts. Here is a list of the Tuesday open house times for each district. The subdistricts can get confusing, here is a list of those. The open house times are broken down to “new tour” and “repeat tour”. New tour is for new listings and repeat tour is for properties that have already been open at least once before. A few neighborhoods have broker tour on Wednesdays instead of Tuesdays since it was tough to see all the properties in one day. Those are: Mission Bay, South of Market, Yerba Buena, South Beach. Want to know if a property will be open on Tuesday or Wednesday? Just ask me!
Looking for a condo in central San Francisco? Whether it’s Mission, Castro, Noe, SOMA or South Beach, here are the condo open houses in central SF this weekend! Let me know if any catch your eye.
The recent Equifax security breach makes it clearer than ever that consumers need to take data security very seriously. There are steps you can take today to maintain control of your credit and personal information. If you haven’t already placed a security freeze on your credit files, maybe you should. Here’s what you need to know.
Buying a home or condo in San Francisco can be intimidating for buyers. The prospect of competing with dozens of frenzied buyers for that one special place can take the wind out of your sails pretty quickly. But here is some good news…
Time of year matters
The SF real estate market tends to be slowest in November and December, that can mean better deals for buyers. Less competition and lower prices are more likely during these two months than during the rest of the year. Although inventory is very limited during this notoriously quiet period, some of the listings that are available will be relatively good bargains.
Back on market, high number of days on market, price drops
Beyond time of year, there are some other ways to find potentially good deals. Watch for properties that have recently come back on the market after being in contract. Although it’s important to understand why the contract was cancelled, these situations sometimes indicate that a seller may be frustrated and more flexible on price and terms. Properties that have been on the market a while (with a high number of days on market, over 60 days) often will signal that the seller is open to some negotiating. Keep an eye out for listings with recent price reductions. All of theses are indicators that there may be a window of opportunity for the savvy buyer.
I’m happy to send you my picks of the best deals in the neighborhoods you’re interested in, just let me know.
There are lots of internet scams out there, especially when it comes to rental housing ads. I have some suggestions to help you to avoid falling victim. Here is how the fraud works… the scammer lures prospective tenants by posting very convincing ads on various legitimate rental websites using addresses and photos and descriptions of real San Francisco apartments and condos. They usually just copy the details and photos from properties that were recently advertised online for sale.
The scammer advertises these places on many web sites, often with rents that seem attractively low. Once you contact them, they will eventually ask you to provide confidential info or request that you apply or send money to them to secure your spot in order to arrange a showing appointment, don’t do it!
They even sometimes use the name of the legitimate local real estate agents and brokers. Presumably this is to confuse the prospective tenant in to thinking that they are dealing with a reputable person. Of course they conveniently include a bogus phone number and email link so that you communicate with the scammer directly and not with any actual legitimate agent.
Be sure you are using reputable rental sites (like LiveLovely.com or Trulia.com) and always keep your eyes open for red flags or things that don’t seem to add up. Although the reputable sites do get many fraud postings, they are more likely to remove those scams quickly when they get flagged.
Here is what you need to know…
If you contact an owner about an apartment and he or she is unwilling or unable to show you the apartment within a few days, move on. If there is a dramatic story about illness or death or distant family members causing a delay in the showing, move on. If the language that the “landlord” uses seems very odd to you, move on.
Never ever ever complete an application or send money to anyone until you have personally toured the apartment. Also when you do go to see an apartment, don’t go alone.
If you find a place that looks interesting, I suggest that you Google the address to see if there are other ads online for that address. Use a few versions of the address in your searches, like 123 Main Street #5, San Francisco or 123 Main St Apt 5 San Francisco. If your online search turns up some links to the same unit currently listed for sale on major real estate sites like Zillow.com or Realtor.com, then that’s a sign that the property may not actually be for rent and you are likely dealing with a fraudster. While it is possible that a property could be legitimately advertised for both sale and rent simultaneously, it is not the most likely scenario. In any event it would be easy enough to decipher by speaking with the actual agent representing the seller.
You should also Google the name of the agent, for example if the ad says to contact Patrick Lowell at Zephyr Real Estate for information, just Google that name to see if the phone number and website that you find online match what’s in the ad. If you are not sure if an ad is legitimate and you’ve searched for the agent’s name and found a phone number that is different, call it and speak with the agent. Often it is someone like me who can tell you right away that the ad is a scam and that they did not post it.
Bottom line, follow your gut, if something does not seem right, it probably isn’t. Trust your instincts.
Remember: NEVER send money or complete any application until you have toured an apartment in person.
Here is an example of an actual rental scam email, most of them follow a similar pattern:
Home sales activity, representing buyer demand, is one of the most basic market trend indicators. We typically compare the same time period because home sales are seasonal, lower in the winter and summer months and higher in the spring and fall. Over the first four months of 2016, the number of homes sold declined by 13% for single family homes and 10% for condominiums versus the same months in 2015. While this does represent lower demand, reviewing other indicators will provide a better understanding of overall market conditions.
The amount of supply available, how long it takes to sell and at what price, will provide a better indication of market dynamics buyers and sellers can expect. On the supply side, the inventory of available homes for sale remains low, but it has increased compared to last year. Single family home inventory was up slightly in April 2016 versus the prior year to 587 homes. Condominium inventory year-over-year was up by 94 units or 15%. In terms of the time required to sell homes placed on the market, the average in 2016 was 35 days, four days longer than in 2015. A selling time under 60 days is considered short and seller favorable, indicating an active market. Finally, the median home price, which represents market conditions motivating a buyer and seller to agree upon a sale price, surpassed or equaled its twelve month high in April 2016.
Median Sales Price
Hip urban loft with large private patio, parking & storage
Listed at $899,000
Open house Monday, May 30th: 1pm-4pm
Sweet single family home, 3 beds 1 bath
Listed at $895,000
Open house Tuesday, May 31st: 1pm-2:30pm
Newer townhome-style condo. 2 beds 2.5 baths, parking & storage
Listed at $849,000
Showings begin June 11th
|Over the last four years, the San Francisco real estate market can easily be referred to as frenzied. The result has been a huge surge in home prices. Recent data though seems to indicate that the trend may be shifting.
Prices over the last three years appreciated by a whopping 35.02%, but looking at a year-over-year analysis, we can see that the vast majority of the gain, almost 31%, happened between 2013 and 2015. Over the last twelve months, the rate of appreciation has slowed to just 3.80%.
|Condos & Single Family Homes Median Sale Price|
|2013 – 2016 / Year Over Year|
|It’s also interesting to note that most of 2013 – 2015 saw a steady smooth upward price trend but the last twelve months was filled with multiple peaks and valleys.
The underlying market dynamics haven’t really changed. Demand is high, inventory remains low, interest rates are stable, and financing is no easier or harder to secure then it was a year ago. Of course many other factors impact the housing market (local employment opportunities, the stock market, politics, consumer confidence, etc). They are each likely impacting the current market adjustment to some degree.
We have all expected that the pace of appreciation of San Francisco real estate would start to cool down a bit. While we may have reached that point, I definitely do not view this as the bursting of a bubble.
If you’ve been thinking of selling or buying a home, give me a call and we can chat about how this market shift could impact your real estate goals.
Broker Associate, CRS, GRI
If you are considering a move to the U.S. from another country, you will quickly learn that the process of buying a home here is unique and probably even a little baffling at first. Here is what you need to know:
I have represented many buyers from other countries. I’d be glad to sit down and talk with you about the process to see if buying a home in San Francisco is the right move for you. Just let me know when you’d like to meet. I can be reached at (415) 971-5651.
It’s been another wild year in SF real estate. The median sale price for a condo is $1,100,000 which is up more than 15% from a year ago. Single family home prices jumped almost 13% to $1,250,000. As we enter 2016, that strong upward trend is likely going to cool. With mortgage interest rates increasing and international financial markets showing more signs of instability, my prediction is that we’re likely heading toward a somewhat less robust seller’s market than we have seen in the last few years. As always, it will be interesting to see how things unfold. If you are thinking of selling or buying a home, feel free to get in touch, I’m here to help.
There are plenty of big decisions that need to be made during the process of buying a home or condo. One decision that buyers often don’t consider in advance is how they’d like to hold title to the property. The method of holding title, often referred to as “vesting”, can have significant legal and tax implications so it should always be discussed with an attorney or tax pro. Before the sale can be completed, the title insurance company will need to know how the property is to be vested. Thinking about the options in advance may help to make the process smoother for you. The chart below from Fidelity National Title summarizes the more common methods of holding title. Click on the chart to enlarge it. If you are considering buying a home in SF (or anywhere else for that matter) just let me know, I’ll be happy to help.
Staying on top of market activity is critical in order to make an informed decision about buying or selling.
Check out my San Francisco market statistics for November
Let’s face it, San Francisco is a tough city for buyers. Over the past 18 months, sales with multiple offers that end up far above the list price have become the new normal. The average buyer often finds it difficult and stressful to compete in such a heated market.
Over the last few weeks however, the market seems to be adjusting a bit in the buyer’s favor. This is especially true with condos and TICs, less so for other property types. It could be a typical seasonal adjustment, or a response to global financial market turmoil, but one thing is clear: price reductions in San Francisco are now more frequent than they’ve been for a long time.
In addition to lower prices, there is a marked increase in properties that are “back on the market” (aka. BOM) following being in contract with a buyer that couldn’t get financing or cancelled for some other reason. These homes can sometimes become an opportunity for a savvy buyer.
Looking at the last two weeks of MLS activity, here are some of the opportunities available today:
To be clear, this is not likely anything more than a momentary market adjustment. Do not expect that you can get a steal on everything out there, but it is a sign that buyers may have more leverage than before, at least for now.
If you’ve been thinking of buying but were waiting for the right time, this may just be it.
Want to take a look at any of these places? Just email me here or give me a call at 415-971-5651.
“How’s the market?” This is one of the most frequent questions that I get from clients and friends. As things cool down for the winter season, I thought it may be time to help shed some light on it. We’ve put together a few graphs to show you exactly what’s happening in the market right now. I have much more data to share, so feel free to let me know if you have questions about your specific property or neighborhood.
Generally speaking, if you are looking to buy a place to live in San Francisco (and it’s not a single family house) then you are probably talking about one of these three forms of ownership. Since these are forms of ownership and not styles of construction, you can’t tell these buildings apart by physically looking at them. Here are the primary differences in how they each work:
A condo is the most common form of ownership. When you buy a condo, you own one particular unit in a building. You’ll have title to the unit plus you have rights to a use the common areas. In a condo, you’ll pay a monthly homeowners association fee, and you’ll need to abide by rules & regulations (called CC&Rs). Condos can be financed with conventional mortgages (think 30 year fixed rate loans issued by major banks). Most banks that issue mortgages will loan on a condo as long as it meets their underwriting criteria.
A tenancy-in-common (aka. TIC) is a hybrid form of ownership where you own a percentage of a multi-unit building. TICs came about as a way for people to be able to band together to buy property relatively affordably in otherwise expensive cities. As a TIC buyer, you’ll have rights to live in one unit in the building. Just like a condo, you pay a monthly fee and can use the common areas. In a TIC, the rules and regulations of ownership are spelled out in a TIC agreement. Major banks do not loan on TICs (because there is no secondary market where they can sell the loans to other banks). Financing is therefore more expensive and less attractive than condos. There are a few smaller banks around the Bay Area that offer TIC loans. They charge a 1% fee up front to write the loan, and the interest rate is often about 1% higher than a conventional condo loan, and the rate is locked for no more than 7 years (compared with 30 years for condos). Down payment requirements are higher than for condos, often 25-30%. Although TIC owners each have their own mortgage, this form of ownership does come with some additional risk, primarily surrounding payment of property taxes and potential default by a co-owner. The TIC agreement does address the risk to some degree however buyers should be fully aware of the details before buying a TIC. The upside is that the purchase price for a TIC is almost always considerably less expensive than a comparable condo.
A co-op (aka. cooperative) is a building owned by a private corporation. It is basically an elite gated community. When you buy in to a co-op, you are purchasing shares in the corporation. You’ll pay a rather hefty monthly fee for rights to live in one unit. Buyers must first be interviewed by the board of directors (ie. other owners) for approval. The interview process generally requires buyers to provide personal financial details for review. The board may accept or reject buyers for any reason. Like TIC financing, terms for co-op financing are less attractive than conventional condo financing and the number of banks that will issue loans are limited. Co-op buildings tend to be well maintained (because they usually have substantial amounts of cash in the bank). Co-ops do not allow rentals, so purchasing one as an investment property is not an option. Like condos and TICs, co-ops may have shared common areas as well as rules and regulations governing what owners can and cannot do.
This is just a quick summary of the differences in these forms of ownership. I’ve sold all of these types of properties and am happy to discuss the specifics with you. You can find me anytime at 415-971-5651.