We first stated following the construction of the two modern townhomes at 3119 and 3121 Harrison a little over three years ago. Originally expected to be finished in 2009, they were asking $2,700,000 a piece as pre-construction in late 2008. And in March 2009 one of the two (3119 Harrison) was listed for $2,370,000.
Now construction complete, the two condos have been listed anew with a bit more modern expectations as well. Now asking $1,895,000 for the 2,500 square foot three-bedroom at 3119 Harrison and $1,950,000 for the 2,645 square foot three-bedroom at 3121 Harrison.
In addition to three bedrooms, both units offer three (and one-half) bathrooms across three levels and parking for three cars side-by-side.
∙ Listing: 3119 Harrison (3/3.5) 2,500 sqft – $1,850,000 [sochatownhomes.com] [MLS]
∙ Listing: 3121 Harrison (3/3.5) 2,645 sqft – $1,950,000 [sochatownhomes.com] [MLS]
∙ Coming (Not So) Soon To An Empty Lot (3119 Harrison) Next Year [SocketSite]
∙ We’ll Give You The Jump Once Again: 3119 Harrison On The Market [SocketSite]
∙ We Gave You The Jump, Now Some New Renderings: 3119 Harrison [SocketSite]
I’d be absolutely shocked if either of these came in at the asking price. Its half a block from Ceasar Chavez, a block from the Bernal Dwellings housing project, across the street from an elementary school, and really nothing in easy walking distance. I have a hard time imagining someone spending nearly $2M to walk across Ceasar Chavez, pass Bernal Dwellings, and head over to 24th street for coffee. My guess, $1.1M
I think they overbuilt for the location. That price point for Bernal just off CC is very expensive. I do like the look of the units themselves, especially as they are an interesting, updated riff on the neighboring homes.
I like the location. Too bad it’s not straight on the park. Apparently nice finishes. The market might be a little limited for this kind of property outside of SOMA and Mission Bay: families who would pay that kind of money don’t always want to share a lot with someone else. Heck, there are still houses in higher BH avaliable under 1M. In general you’d expect units a bit smaller for an infill project but this project was started in another era.
I will guesstimate they sell at 1.4 and 1.5. I hope they spent less to build them.
Gregsamsa, Cesar Chavez will be totally redone soon. Bike path, more pedestrian friendly, a lot more greenery, a lot less “freeway-like”. This might be a drag for motorists using the 101 and hopefully the ones that go south of SFO will opt for the 280/380 instead.
You don’t need to go to 24th for coffee. That’s the one thing Precita park has a lot of.
Yes, the CC corridor will definitely look better after the relandscaping though as lol points out traffic might not flow as well. The CC project has the dubious distinction of upsetting both motorists and cyclists.
Just looking at the photo of that bathroom makes my tush twinge in anticipation of a towel snap. Where are the lockers and are they made by Poggenpohl ?
Why on earth would cyclists be upset about the proposed CC project? The bike coalition is in full support:
http://www.sfbike.org/?bb#6
Precita park is really blooming into a lovely little area – quite a few new modern upscale places have been going up here, as well as some nice remodels. The immediate park area already has it’s own cafes on that side of CC at the north end of the park on Folsom, no need to cross to 24th. Plus, a new fancy place is going to open soon on Alabama street on the south end of the park. All that said, these town homes are just too expensive.
For what its worth I’m a cyclist and I agree with the SFBC support the CC project. But not all cyclists have the same opinions. There’s a vocal cadre of cyclists who’ve been pushing physically separated bike paths and who disdain ordinary bike lanes. In particular for CC the dissenting cyclists would like to see the landscaped median narrowed and the the space reallocated to create physically separated lanes.
I think that the CC project with bike lanes as proposed will be just dandy.
@anon.ed: You’re right, Park Bench & Charlies are right there. And that nice little market and a disgusting Italian restaurant. I’m just saying, you can’t easily walk to a vibrant commercial area.
@lol: Maybe I’m a cynic, but I think it will be a long time before the feel of Ceaser changes, even after the redesign. Are the clusters of day laborers going to hang out somewhere else? (I’m not judging daylaborers, but good or bad, people who are spending $1M++ don’t necessarily want to be across the street from a major daylaborer hub). Plus the Projects are there…
Re: Something opening in the Alabama space, do you know what it is, Schlub? I’ve gone to several neighborhood meetings and have heard several pitches. Nothing ever happened. I thought that the owner’s disinterest in doing any venting coupled with an incredibly high asking rent had stalled everything out. I’m happy to hear otherwise. Is it going to be a deli? (I hope?)
Re the Alabama space, Precita Park Cafe is opening there, supposedly in June. Owned by the Dolores Park Cafe people. They have been a little slow with permits but I just got a notice in the mail regarding their beer/wine license. Should be great.
Glad to see these condos are finally done. Like the slats on the side.
According to redfin (and presumably MLS), this place has very fancy “Zub-Zero” appliances. chortle.
Yes, the Dolores Park Cafe people are opening up there from what I understand. Another element to the CC thing – they are already working on the eastern plan for it as well. This means the hairball will be redone, as well as the bike/pedestrian connection underneath. I’d wager this will all add up to a much more fluid, neighborhood feeling throughout this area.
This was very typical during the bubble: the developer would get a marginal location for cheap and then put high end finishes and sell it for top dollar. Mint Plaza, Esprit Parc, to a lesser extent ORH.
This guy got stuck when the tide went out, after doing an amazing job that no one in their right mind will pay him for. It’s very pretty inside and out. I’m sure the resident architects can find fault with it, but I think whoever did this was very talented. Every photo looks amazing and creative.
The whole space will of course, be dated in ten years and then you’ll be stuck with that location, so I’d never buy something like that, but wow.
Re: tipster’s point about “the developer getting a marginal location for cheap and putting up something with high-end finishes”–this project takes it to a whole new level. I stopped in on Sunday to check these out, and they are *much* nicer than anything I’ve seen up the hill in Noe. The design is incredible, and no expenses were spared on the finishes. It blows “Nove” away. (My only qualm is with the unfinished ceiling on the first floor, which will probably look dated in a few years. Also the white concrete floors, while lovely to look at, are not so practical.)
Anyone have a guestimate about what it cost to build this project?
I hate the ceilings.
I don’t like bike lanes. Physical separation is much better.
I’d much rather see Cesar Chavez left to vehicle traffic and pick another street or two or three and make them bicycle only . No cars except for local traffic to allow the people who live there to get in and out.
Figure out how to do that and it would be much better for bikers as well as drivers.
Physical separation of bikes is great, but it only works when you don’t have curb cuts. San Francisco hardly has a street without curbcuts (there are some separated lanes on Market…one of the only places you can do it). Bikes, like cars, often want to be on the arterials if it is the most direct way to get somewhere…therefore they are always going to want to be on CC, to at least get under the highway.
“Bike Boulevards” are slow moving residential streets where bikes share the road with local traffic. A lot of the smaller streets in the Mission function this way as it is, and are very comfortable to bike on. The only way to get to John’s “bicycle only except for local traffic” would be the imposition of Berkeley style auto barriers. I don’t think anyone really wants that.
“The only way to get to John’s “bicycle only except for local traffic” would be the imposition of Berkeley style auto barriers.”
You can make driving the bike blvd hard (lots of stop signs for autos only) and driving the next street over easy (few stop signs). The drivers will self select themselves off the bike blvd.
looks like chem 101 lab.
I really like the interior but I do think they selected the wrong materials for the exterior. A wood shingle fascade with more wood? Looks like one of those 70’s townhouses up in Diamond Heights. A missed opportunity…
“Anyone have a guestimate about what it cost to build this project?”
From my understanding this was an empty and basically flat lot so big cost savings here as no retrofit. Also, looks like minimal excavation and not worries about underpinning neighbors foundations. It does look like they drilled in 12 piers for the foundation from the arch plans, but without structural plans don’t know for sure. Looks like lots of steel in construction with suspended concrete floors over truss and metal pan decks.
Decent modern to industrial finishes. Just painting out the truss and bottom of the metal pan decks is much cheaper than wrapping everything in sheetrock. Decent windows, appliances, fixtures and porcelain tile work. Finished concrete floors much less expensive than putting in nice wood floors at 10/sf. on top of concrete/radiant heating.
About 6k of finished space so as a developer I think it could be quite easily done for $1.5M.
Putting aside the price for a moment, since I’m not a complete expert on real estate pricing, but only have opinions:
This new building is fresh,modern, clean and great finishes. Each new building (or renovation) simply notches up the improvement and quality of life for a neighborhood. The residents of this area deserve handsome new buildings, and lots of new street trees and greening of CC..bike lanes included..and new cafes on the park.
As for the day laborers, well, they are people too, and need work. Perhaps as the area improves more construction will happen, allowing for more labor jobs to open up.
Some of those exterior shots only hint at “what lies beneath”. I finally found the complete plans (PDF) online. Now THAT is a garage (albeit shared, but three spaces per unit!). Note that your primary entrance (from the garage) is actually the back (patio) doors. The excavation must have been impressive.
Also, looks like minimal excavation and not worries about underpinning neighbors foundations.
Would you like to revise your estimates? The entire garage level appears to be subterranean.
I had the opportunity to tour the property during constructions and I have to say I LOVED IT!!! Its sexy, chic, and made me feel more beautiful just being in the incredible space. One amazing feature are the roof decks…they went all out on this property and the roof access allows you to really embrace the full impact of why this district is so hot! The green hills are georgious and this is the time to get into that neighborhood to buy buy buy….
insides nice but really dont understand the shingles….are they making a comeback
“The green hills are georgious and this is the time to get into that neighborhood to buy buy buy….”
georgious: Does that mean George VI-like?
Also, thanks for the shill comment.
This seems like an absurd price point for this area. Can’t you get a SFR in this neighborhood for a lot less coin per square foot?
@EBguy: hard to tell without knowing what is going on next door, but add $100k. I had already made provisions for the concrete, footings, rebar, and drilled piers. Like I said, it is a guesstimate without seeing struct plans anyway. How much steel, types/# welds, etc. etc. etc. These prices are 25% less that what average person would likely get as their best bid. I also did not account for soft costs.
I like the exterior wood shingles. they are perhaps a nod to mid-century style, but also can be seen as part of the Bay Area Tradition that goes back to such architects as Joseph Esherick and Bernard Maybeck. These are used in a very crisp modern way, paired with elegant horizontal shading devices.
Nice.
Excavation was major. I could see these new prices happening if the property was on Alabama but on the other side of Precita park. But as is I’m thinking more like 1.4 and 1.5 as well.
Count me in as a fan of the exterior wood shingles. I’ve always thought of that look if someone asked me to think of a quintessential Northern California home.
Noearch – thanks for mentioning Esherick. I googled and looked at some of his work. Beautiful stuff.
Yea, I have high regard for the work of Joseph Esherick. He was a master at understated modernism showing great respect for context.
His houses were never showy, but highly livable and humane.
Nice place for a robot family.
I louver the sunshade louvers but you will probably become way too familiar with the life cycle of the common domestic pigeon with that layout.
Speaking as someone who’s not a big fan of shingles, I like these.
I do think of them as an SF area thing; I never saw so many when I lived in NY or Boston. At first, I really disliked shingles. However, I’ve come to accept and appreciate them in the right context.
Looking at the photos, I like them here. They managed to lay them out in a clean and modern way. I didn’t even know that was possible.
I think that they were trying to make this place fit in with the surrounding mid-century places on the street. No, they don’t have shingles, but the proportions of the facade look similar.
Yes, these places are for people with money. But, it looks nice. And, the area around Precita Park has an appeal (I don’t live there, but did consider it once). Cesar Chavez is a negative, but maybe it will be nicer once fixed up. Who knows?
Two stunning homes. Both with high end features that will make living there a joy. The innovative use of glass, steel, wood and stone in the design is something that one usually doesn’t fine in homes in this price range. One thing that impressed me, was the expansive wall space that can be used to hang works of art. The views from the roof top patios, give a surprising look at the hills and downtown skyline. If you look carefully, you will see that some of the windows in the homes, actually, were put there so they could frame the view. The patio, backyard and detached gym are a bonus. Though the high prices of San Francisco real estate, scare me, with these homes, I believe you are getting you money’s worth.
Geo: sounds like you reading word for word from a realtors brochure for the property.
I previewed Dawson and Clinton’s new homes on Harrison St. I found them to be fresh and exiciting, with great floor plans and airy, and light interiors. I particularly liked the dramatic lighting and the use of stone and wood in the interior. The Bulthup kitchens are state of the art and stunning. As is the lambeth bathroom, leading to the bedroom and hall. The sperately housed excerise room, the yard and deck are nice, as is the roof top patio and very large garage. These features make this a wonderful place for some one to live. I look forward to their next architectural project.
I previewed Dawson and Clinton’s new homes on Harrison St. I found them to be fresh and exiciting, with great floor plans and airy, and light interiors. I particularly liked the dramatic lighting and the use of stone and wood in the interior. The Bulthup kitchens are state of the art and stunning. As is the lambeth bathroom, leading to the bedroom and hall. The sperately housed excerise room, the yard and deck are nice, as is the roof top patio and very large garage. These features make this a wonderful place for some one to live. I look forward to their next architectural project.
Is that from the real Geo or is it short for georgious George VI? He/she doesn’t usually comment on stuff in this neighborhood. The comment supposedly from Geo too closely resembles “Robert” and “Jennifer”. If only you reverse the order of some of the words, it somehow becomes a new poster!
If even fluj thinks these Bernal properties are $350-450K too much, then they’re probably priced too high. That said, some people seem to overpay for generic Dwell, so we’ll see.
Socket Site has been discovered by realtors. More and more comments are thinly disguised marketing ploys.
This is especially noticeable on properties like these, where they are obviously overpriced for the neighborhood. A developer can put in all the “high end” features imaginable, make nice spaces with hideous bathrooms, but a developer/realtor can’t remove the gangs fighting across the street, can’t address the lack of public transit, can’t scoop up and re-purpose the drug houses on the far side.
“If even …. thinks these Bernal properties are $350-450K too much, then they’re probably priced too high. That said, some people seem to overpay for generic Dwell, so we’ll see”
I frequently say when I think something is priced incorrectly, troll + CW guy.
“but a developer/realtor can’t remove the gangs fighting across the street, can’t address the lack of public transit, can’t scoop up and re-purpose the drug houses on the far side.”
Oh, good lord. This is only a few short blocks from 24th st. BART. Bus lines right and left. The gangs have long since moved out of this neighborhood, much like they moved out of many other hoods in SF’s past. I don’t even know what “drug-houses” means, but it sure seems like a strange and ill-informed comment.
These condos may be on the over-priced side, but it’s time to get a grip on the fact that this part of the city has entered a completely new time period. I’m not a realtor saying this, just a long time home owning resident of this area.
“This is only a few short blocks from 24th st. BART.”
“The gangs have long since moved out of this neighborhood”
“November 17th [2010], a man was stabbed getting on the bus at 24th and Mission at around 4:30 p.m. An hour later [!] an 18-year-old man was shot several times and left paralyzed at the corner of 25th and Capp.”
Heh, heh, um, did I say it was just a few short blocks from 24th street and Mission/25th and Capp? What I meant was it’s a long, long way from 24th street BART. Unless, you need it to be shorter, in which case it is. Whew, is it getting hot in here? I’m hoping to sell my property really soon…
http://missionlocal.org/2010/11/gang-activity-escalates-and-casualties-grow/
http://www.crimemapping.com/map/ca/sanfrancisco
https://socketsite.com/archives/2007/01/food_for_thought_sfpd_crimemaps_summary_reports.html
Saw these condos last night.
The good: they are unique, and the architect/developer made interesting choices. Someone will love it.
The views from the roof deck and from some of the rooms are interesting.
The central atrium entrance from the street is pretty cool.
The quality of construction seems first rate.
The bad: location really doesn’t justify this level of development…it is surrounded by crappy 60’s flats, is virtually right on Cesar Chavez.
The units have very questionable design choices..like enormous bathroom temples in the MBR, a toilet IN the shower (?), no enclosure for toilets (and within aural and smellerific distance from the MBR in one case).
One of the units kitchens has a gynormous island that makes placement of a dining room table difficult (and a horrendous work triangle to boot).
Finally, since they excavated the ENTIRE site for their six car mega garage, they put a subterranean “studio” room in for each of the units at the back of the lot. What exactly you’d do with the extra space isn’t very clear. The rooms look directly into the garage. Our guess was it is the “mancave”. But it seems to me they could have done less excavating and had less expense.
I’d be surprised if the units go for this price. Whoever buys will be getting a unique place with a lot of square footage, and clearly the idea is that it’s right off the freeway to a Google, Facebook, or Apple job….so maybe they’ll find that buyer.
“What exactly you’d do with the extra space isn’t very clear.”
Storage. It is the #1 use of space that stagers consistently forget to portray. Sometimes they even forget to stage dressers or closets.
MOD, exactly. But if it is simply storage space, it didn’t need glass walls and a toilet (awkwardly IN the room….the architects seem to have a theme about sh*#$&ing in public).
The garage space is so gynormous that there is TONS of room to develop storage there. But the garage space is currently undivided between the two units, and, actually, you can look into your neighbors “mancave” area, or pop up your neighbors back stairway into his backyard from the joint garage space. I expect there must be some design solution, but it’s all a bit awkward right now.
I really think the designers didn’t think through a lot of issues very clearly.
After we left, we realized we didn’t see where the washer dry
I see that I left a statement hanging. It looks like they designed in the space for the washer/dryer (according to the pdf of the plans), but they are not installed yet.
am i the first to the notice the first-grade pain the ass across the street? I ride past this AM & PM on banker’s hours and the kid pickup/dropoff at L. FLynn is a serious PiTA to be considered for prospective owners. just sayin’
The Ugly: You can’t go from the garage into either house without getting a little wet during a downpour.
Ebay Guy…I don’t think that’s true. There’s both an internal stair, as well as a stairway which puts you in the middle of the “backyard”.
curmudgeon, I know you’ve actually seen the place (so let me know if it’s different). I’m going off the plans and pictures. The one stairwell inside the garage, from what I can tell, exits toward the front of the building (parallel to the ramp) and forces you to leave out of the front door to the right of the garage doors. You then have to go around the traffic separator (rain, rain go away) and cross the drive (get those keys out) and enter the door to the left of the garage doors. At this point you’re inside a hallway that leads to the entrance of both units.
EBGuy, I believe you’re right. I saw the doors from the inside of the units, and I assumed they connected directly to the basement…but I now see that they connect to the street. (didn’t investigate because we had to take our shoes off..) My bad.
I looked at this yesterday. Agree with many of the comments and will add this which hasn’t been mentioned: all but the master bathrooms are very small. Entering them felt very cramped for me. I’m a bit on the heavy side, so if you’re as thin as a rail you may not notice it.
Also surprised by how many windows are opaque, I guess to make you not realize you’re staring at your neighbor’s window 10 feet away.
With all the glass, the places get very hot. There is no AC, perhaps if the windows are opened it will cool down, but for the showing it was very, very hot on a not very hot day.
Also, when it was being excavated years ago, the pit was constantly filling with water. I’m pretty sure the remnants of Precita Creek are underground here. They have a very fancy and large sump pump system in place, however. Just hope the power doesn’t go out!
The list price for 3119 Harrison has just been reduced $200,000 (11%), now asking $1,695,000 while the list price for 3121 Harrison has just been reduced $155,000 (8%), now asking $1,795,000. Once again, asking $2,700,000 a piece as pre-construction in late 2008.
They are also offering to sell as a single property that “can be modified” for $3.49M.
I guess the positive way to look at it is that then there would be only 1 house that’s too expensive for the neighborhood instead of 2? Then the question becomes whether it’s easier to snag 1 young richer techie instead of 2 young rich techies.
Someone made a comment about Precita Creek, but I thought the creek ran ever so slightly to the south of where this building is.
The sale of 3121 Harrison closed escrow today with reported contract price of $1,750,000.
Once again, asking $2,700,000 as pre-construction in late 2008, its smaller sister property was listed for $2,370,000 in 2009, and most recently listed for $1,950,000.
One of these units is now for rent asking $10,500/mo.