CATEGORY ARCHIVE: New Developments
May 12, 2008
829 Folsom Street: New Details, Online Registration, And Timing
The full site and floor plans are still “coming soon,” but a few new details about (and registration for) the sixty-nine new condos of (and at) 829 Folsom are now online.
Units range from alcove studios to three-bedrooms (priced from $485,000 to $1,850,000) and offer high-end finishes throughout (i.e., no “upgrades” necessary or even being sold). Sixty-three parking spaces in the building and a rooftop terrace with city view.
Reservations have been placed on ten of the sixty-nine units, the project has just received approval to being accepting hard deposits, and the developer will be calling 829 Folsom home (out of desire, not necessity). Expect a model unit to be open next month, a sales office to opening soon, and initial occupancy this summer (July/August).
And yes, discussions are underway for a restaurant on the ground floor.
∙ 829 Folsom [829folsom.com] [Registration]
∙ 829 Folsom Street: 69 Luxury Condominiums Coming In 2008 [SocketSite]
Posted by socketadmin at 12:00 PM | Permalink | Comments (22) | (email story)
May 6, 2008
An (The?) Attempted Resale At Infinity: 318 Spear 8D (A Studio)
A tipster notes that the asking price for 318 Spear 8D (a resale studio in mid-rise building A at Infinity) has been reduced from $540,000 to $499,500. And while we can't comment on the original contract price for this unit (tipsters?), we can comment on the fact that we haven’t been able to find any other listings for resale units in the development (although there are plenty of units being offered for rent).
∙ $499500 The Infinity! Luxury condo [Craigslist]
∙ Infinity Update: Closings, Move-Ins And Even Kitchen Cabinetry [SocketSite]
Posted by socketadmin at 11:53 AM | Permalink | Comments (51) | (email story)
May 5, 2008
Reader’s Reports: Homes On Esprit Park Now Starting From $549,000
A plugged-in reader in the market for a home at Homes on Esprit Park receives an email from the sales office alluding to some new pricing (“can't release the pricing via email”) with a request to call.
I just spoke with them, and found that some 855 SqF units have just been released for $549k, well under the $600k they were asking for similars across the courtyard just a few weeks ago when I went on a hard hat tour of the site.
Interested parties (and price guarantee holders) take note (or action).
∙ 900 Minnesota: Now And Then [SocketSite]
∙ Homes On Esprit Park: The Foreshadowing Comes To Fruition [SocketSite]
∙ A Price Guarantee From (And Proof Of Price Reductions At) Esprit Park [SocketSite]
Posted by socketadmin at 8:15 AM | Permalink | Comments (6) | (email story)
May 1, 2008
The Potrero Update: 85% Sold And Offering 12 Months Paid Mortgage
According to a plugged-in tipster, The Potrero has moved roughly 25 units over the past five months (~5 per month) and is now 85% sold with 25 condos left to move. And as of today, the sales team is offering twelve months of paid mortgage payments on any of the remaining units (versus only six months on one-bedrooms earlier this year).
The Potrero Sales Team is proud to announce an unbelievable, limited-time incentive - No Mortgage Payments for 1 Year* on any of our 25 remaining homes! This offer starts May 1st and must end June 15th, so don't miss the chance to take advantage of our attractive prices and this special incentive.
A bit of the fine print: first mortgage only with a maximum loan to value of 80%. No word on what happens if you're currently in contract but haven't already closed (although we can probably guess). And once again, don't forget to adjust those future median sales price and comp calculations accordingly (as they'll be overstated by somewhere around 6%).
∙ A New Incentive At The Potrero: Six Months No Mortgage Payment [SocketSite]
∙ The Potrero (451 Kansas) Update: Now 70% In Contract Or Closed [SocketSite]
Posted by socketadmin at 1:16 PM | Permalink | Comments (10) | (email story)
One Rincon Hill: Spring 2008 Newsletter And Construction Update
According to the latest One Rincon Hill Newsletter (Spring 2008), construction on the first tower should be complete by the end of September (with common areas complete by late summer) and seventy-two (72) sixteen-foot trees will be planted up the driveway to the entrance once Caltrans “finishes work on the First St. on-ramp later this summer” (which will be a welcome addition of green).
Also noted, the groundbreaking ceremony for the second tower will now “be scheduled soon after the selection of the general contractor this summer” which suggests that the construction scheduled for Phase II has slipped another couple of months (despite securing financing).
Closings and (re)sales update coming soon.
∙ One Rincon Hill Newsletter: Spring 2008 [onerinconhill.com]
∙ The Straight Scoop On What’s Up With One Rincon Hill’s Tower Two [SocketSite]
∙ One Rincon Secures Financing For Tower Two (But Still Seeks Builder) [SocketSite]
Posted by socketadmin at 4:00 AM | Permalink | Comments (42) | (email story)
April 28, 2008
The SocketSite Scoop On One (1) Ecker Place: Going Condo Rental
From a plugged-in tipster:
One Ecker is going the route of Apartments. After pre-selling 10 of 51 units, the building refunded deposits and is going to rent instead of sell.
No word on the proposed rents nor whether or not the official explanation will be unexpected strength in the rental market (versus unexpected weakness in demand for the condos).
∙ One (1) Ecker Place Update: Sales Office Open (And A Few Details) [SocketSite]
∙ A Heller Manus Renovation Of 1 Ecker Place [SocketSite]
Posted by socketadmin at 9:31 AM | Permalink | Comments (28) | (email story)
April 25, 2008
Symphony Towers: 65% Sold / “Penthouse” Release This Weekend
According to the sales office, Symphony Towers is currently 65% sold (or in contract), 50% occupied, and will be releasing their “penthouse” units this weekend. That’s roughly 26 net new sales over the past four months with 46 left to move.
And while we missed it when it was originally reduced, and it’s now in contract, we’ll note that the list price on 650 Turk Street #T204 was reduced $40,000 (7.6%) which might suggest some room for negotiation on the remaining Symphony Tower’s inventory (which consists of both 750 Van Ness and 650 Turk).
UPDATE (4/28): According to a plugged-in reader the list price on 650 Turk Street #T204 was reduced $40,000 to reflect the unbundling of a deeded parking space (rather than a reduction in unit pricing).
∙ Symphony Towers Update: 45% In Contract And Opening February 08 [SocketSite]
Posted by socketadmin at 10:30 AM | Permalink | Comments (7) | (email story)
April 21, 2008
A Plugged-In Reader Reports: Mission Valencia Reduction/Impression
Initially priced at $659,000 as part of “Valencia Triangle” (subsequently reduced to $585,000), and then initially priced at $599,000 as part of “Mission Valencia,” a plugged-in reader notes that 3184 Mission Street #302 is now on the market for $549,000 and offers some thoughts and impressions.
I wanted to post my recent impressions of Mission Valencia since some of the only info I could find about the place came [from this site]. I saw several of the units at an open house last week and was most interested in #302, which is currently on the market for $549K (reduced price) with 2 yrs paid HOA. This is one of the smaller, cheaper units.
The unit was very nice and new with a great kitchen and living room. However, the bedrooms were tiny and the bathroom layout seemed odd with the washer/ dryer taking up a lot of the space. The unit also overlooks busy Mission St. and the BART grates, and when the trains went by (which is very often) it was quite loud. There was almost no storage space in the unit, just small closets in the bedrooms. I did not see evidence of the pigeon problem that I had read about [here], but there was a fake owl on the balcony. The balcony was really small and not very usable--I would've rather had storage space.
You have to make your own decision about the neighborhood and how safe you feel there, so I won't go into that. The parking is secured and overall the building seemed secure. You can walk to 24th St. BART and there is bus service on Mission right outside the building. But other than the bars and restaurants in the immediate vicinity of the building, I don't think you'd be able to walk to very many fun places (Noe Valley, Bernal Heights) very easily. But they would be a short drive/trip away.
Overall, the building is nice and new, but the unit still seemed overpriced for what you get even with the incentives and price reductions. However, if you are looking in this price range, it is one of the nicer things I have seen for below 600K. If the price comes down another 50K, I think it would be a great buy. Hopefully, this will help someone out there.
UPDATE: And from another: "Word is that they are really willing to negotiate on these prices. For those interested in 2BR 2BA 1Pkg, it's probably difficult to find a better deal. I think you could get most of the units for 10% less than the listed price, which is already reduced. And don't be bamboozled by the realtor telling you only a few are for sale- they're all for sale. I think only the 2BMR units closed and one unit is in contract. This project has been a financial disaster for the builder as a result of having the condo approvals pulled in spring 2006."
∙ Listing: 3184 Mission #302 (2/1.5) - $549,000 [MLS]
∙ Take Two For Valencia Triangle Mission Valencia (3184 Mission) [SocketSite]
∙ Valencia Triangle (3184 Mission) [SocketSite]
Posted by socketadmin at 3:00 PM | Permalink | Comments (54) | (email story)
A One-Bedroom Resale Officially Joins The Twos At One Rincon Hill
As far as we know it’s the first one-bedroom resale at One Rincon Hill to officially hit the MLS and they’re asking $719,000 for the 725 square foot condo on the 18th floor. At the same time, and for a thousand dollars less, a resale on the 33rd floor is one of a handful of one-bedrooms that has been unofficially listed on Craigslist for quite some time.
I have a unit which I put a deposit down back in Aug. of 06. I paid 728,000 for the unit and am willing to take a 10k hit. I need someone to take over my contract.
According to earlier posts the deposit was $25,000 so you might have some room to negotiate the size of that "hit." Then again, if values are up since 2006 it seems rather strange that you should be able to negotiate a “hit” at all.
∙ Listing: 425 1st St #1805 (1/1) - $719,000 [MLS]
∙ $718000 Rincon Hill 33rd Floor [Craigslist]
Posted by socketadmin at 8:30 AM | Permalink | Comments (85) | (email story)
April 17, 2008
Radiance At Mission Bay: Phase I Model Units Opening This Weekend
The model units for the first phase of Radiance At Mission Bay (325 China Basin Blvd) officially open their doors to the public this weekend (with a VIP “sneak peek” tonight). As you might recall, the offsite sales office for Radiance opened a year ago with a bit of a bang. From a reader who was there:
I was there last evening around 430pm. The sales staff was great but I was stunned to hear they are actually over 75% reserved. The agent stated they sold 44 units on Saturday so i am guessing they were about 30 sold on Sunday. They had 3 agents all with people still and they were not closing for 2 more hours. Stunning to see basically the entire building purchased in one weekend.
As we pointed out at the time, however, early reservations simply represented $10,000 fully refundable deposits. After moving to hard (non-refundable) deposits a few months later, around 50% of the 99 units were in contract. And as far as we know, there hasn’t been a significant amount of movement in either direction since.
Occupancy is expected this summer with Phase II sales (316 units in two 16-story towers) following soon thereafter. Perhaps seeing will be believing.
∙ Radiance At Mission Bay: Sales Office Open [SocketSite]
∙ Radiance At Mission Bay: Around 50% In Contract (And Conversion)? [SocketSite]
Posted by socketadmin at 7:54 AM | Permalink | Comments (22) | (email story)
April 16, 2008
Arterra (300 Berry) Sheds A Little More (In More Ways Than One)
The latest Arterra incentive: 4.875% 5-year fixed rate (i.e., 5/1 ARM) financing plus a $20,000 flex incentive on two-bedroom units. And a bit of the fine print: "Based on loan amount of $417,000 and $700,000 purchase price."
∙ Arterra (300 Berry) Selectively Starts To Shed Its Bovis Blue Wrapper [SocketSite]
Posted by socketadmin at 3:58 PM | Permalink | Comments (48) | (email story)
April 15, 2008
You Ask, We Answer, You Embellish: Big Developments In The Mission
The two questions:
Do you know anything about the 2 huge new condo developments in the Mission: 1. On Bryant and 19th St across from Blowfish Sushi - it was a 50ft hole in the ground for the last 10 years and now it's new condos going up fast; and 2. On Florida St and 18th St - a whole block of new condos.
The answer to number one: Bryant Commons and Coach House Lofts. Originally expected spring 2008, the 99 condos are now expected spring 2009.
And the answer to number two: Stretching from 18th to 19th, and from Alabama and Florida, the 18th and Alabama development is a 151-unit affordable housing project by Citizens Housing Corporation.
117 rental units (“including apartments for large families and seniors”), 34 condominium townhouses ("for-sale"), and “15,000 square feet of community/commercial space, which will be used to house on-site economic development activities for Mission District entrepreneurs and educational classes."
∙ Bryant Commons (2125 Bryant) / Coach House Lofts (2101 Bryant) [SocketSite]
∙ Citizens Housing Corporation: 18th & Alabama Housing [citizenshousing.org]
Posted by socketadmin at 4:04 PM | Permalink | Comments (10) | (email story)
April 11, 2008
Homes On Esprit Park: A Two-Bedroom (With Timbers) "Right Pricing"
While the first round of reductions might have been limited to new construction one-bedroom units at Homes on Esprit Park, we can confirm that's no longer the case.
Yesterday the list price for 900 Minnesota #S320 was officially reduced $61,620 (5.8%) and the list price for 900 Minnesota #S322 (above) was officially reduced $51,972 (4.9%).
No word on any new price guarantees (or recent references to those of yore).
∙ Listing: 900 Minnesota #S320 (2/2) - $991,830 [MLS]
∙ Listing: 900 Minnesota #S322 (2/2) - $1,007,478 [MLS]
∙ Homes On Esprit Park: The Foreshadowing Comes To Fruition [SocketSite]
∙ A Price Guarantee From (And Proof Of Price Reductions At) Esprit Park [SocketSite]
Posted by socketadmin at 11:00 AM | Permalink | Comments (26) | (email story)
One Rincon Secures Financing For Tower Two (But Still Seeks Builder)
While material contract volatility was their story, actually securing financing for the construction of One Rincon Hill's second tower probably had something to do with their delay in breaking ground as well.
One Rincon Hill developer Mike Kriozere has obtained construction financing for the 319-unit second tower of One Rincon Hill and plans to start excavation work in May, the builder said.
Kriozere said Union Labor Life Insurance would provide the construction loan, roughly $195 million, which will finance 65 percent of the $300 million project cost. Kriozere is putting in 5 percent equity and an investment arm of CB Richard Ellis is putting in 30 percent.
As we reported last month, the contactor who will be building the second tower remains up in the air (or rather, perhaps not). And as we wrote, "the official groundbreaking and a quick construction start are now expected to occur at the end of April or beginning of May, but if it’s not Bovis doing the building we’d count on some additional slippage as a new contractor gets up to speed."
UPDATE: A sentence that we should have highlighted as well: "[Kriozere] said sales on the second tower would likely start in spring 2009."
∙ Developer Kriozere scores loan for second tower of One Rincon Hill [Business Times]
∙ The Straight Scoop On What’s Up With One Rincon Hill’s Tower Two [SocketSite]
Posted by socketadmin at 7:00 AM | Permalink | Comments (24) | (email story)
April 9, 2008
32 Condos Coming "Soon" To The Corner Of Hayes And Franklin
Patrons of the arts (and Hayes Valley) take note, the surface area parking lot at the corner of Hayes and Franklin is no longer (nor is the little building next door) as they're finally preparing the site for the newest addition to the neighborhood.
The mixed-use development will consist of thirty-two (32) condos over ground floor retail with design by Sternberg Benjamin Architects and development by Village Properties/Hayes Franklin Builders Corp.
UPDATE: The site does indeed include the structure next to the parking lot (which is in the process of being razed); and while they're in the process of preparing the site, they haven't yet broken ground (but pilings have been delivered).
Posted by socketadmin at 5:00 AM | Permalink | Comments (28) | (email story)
April 7, 2008
San Francisco's Newest Tower Crane (For Trinity Plaza) Is In The Air
The excavation is over, the piles have been driven, and as a tipster notes, the tower crane for Phase I of Trinity Plaza is in the air. 1188 Mission, 440 apartments, “opening 2010.”
∙ JustQuotes: Phase I Of Trinity Plaza About To Break Ground [SocketSite]
Posted by socketadmin at 4:02 PM | Permalink | Comments (17) | (email story)
April 2, 2008
Sutter Heights (1521 Sutter) Update: Preview Showings And Pricing
With completion now expected by the end of this month or early next, “preview showings” of 13 of the 28 "Feng Shuied" condos are underway at Sutter Heights (1521 Sutter Street).
No official update on “pre-sale” performance, but we will note that there were only 11 units available last June (as opposed to at least 13 today). And while 1521 Sutter Street #306 has recently been listed at $879,000, #206 was originally listed at $879,000 as well (which might suggest some downward adjustments in pricing).
Pricing guidance on the aforementioned thirteen units: six one-bedrooms from $575,000 to $859,000, and seven two-bedrooms from $795,000 to $1,079,000.
∙ Listing: 1521 Sutter Street #306 (2/2) 930 sqft - $879,000 [MLS]
∙ Floor Plans And Feng Shui At Sutter Heights (1521 Sutter) [SocketSite]
∙ Sutter Heights (1521 Sutter) Update: Construction Nears Completion [SocketSite]
Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)
A Plugged-In Reader’s Update: 55 Laguna Poised For Strong Support
“Sup. Mirkarimi, in response to my email, writes: "[T]he entire plan [for 55 Laguna] successfully emerged from the Land Use Committee on Monday. It now goes to the full Board next week where it's poised for strong support."
Since I live in the Haight, I go by the campus every day on the bus and on foot, and something about that big, blank, street-deadening wall really bugs me. So I've been following this saga pretty closely, and while it's been frustrating to watch the planning process drag on for so long, all the haggling does seem to have produced a decent project. My impression is that, as usual, Mirkarimi played a key role in bringing everyone to the table.
So I guess the lessons to be learned are twofold: (1) Elect good supervisors, and (2) Don't let the loud anti-everything minority be the only voice they hear once they're in office.”
[Editor's Note: And perhaps: (3) It pays to get plugged-in.]
∙ Supervisor Peskin Engineers An End-Run (And Ending) For 55 Laguna [SocketSite]
∙ 55 Laguna: Approved On Appeal And In Front Of San Francisco’s BOS [SocketSite]
Posted by socketadmin at 6:45 AM | Permalink | Comments (3) | (email story)
April 1, 2008
No Condos For You! (But Perhaps An Apartment Or Two): 3148 Geary
A reader wonders about what’s been rising up on the northeast corner of Geary and Spruce (3148 Geary). And we respond: a seven-unit apartment building with ground floor retail.
UPDATE: From a plugged-in reader: "[T]he developer has been involved in litigation for the past two years regarding this project.The developer withdrew the condo map applicaiton at the time the original condo map approval hearing was scheduled to be heard by the full Board of Supes. Members of the Board were made aware of the litigation. The developer has since resubmitted the map and should have no problem with approval at the hearing which is scheduled to happen imminently if it has not already happened." (We believe said hearing is actually scheduled for next wednesday.)
Posted by socketadmin at 3:41 PM | Permalink | Comments (35) | (email story)
March 29, 2008
Supervisor Peskin Engineers An End-Run (And Ending) For 55 Laguna
The alert from the developer (AF Evans):
Unfortunately, at the last possible moment, someone is trying to stop the 55 Laguna project. Supervisor Peskin is going to introduce amendments this coming Monday that will KILL the entire project permanently.
He is asking that the Landmarks Board and the preservation planners at the Planning Dept. be the body to review and approve the design of the project and not the Planning Commission or the senior staff in the Planning Department. This is highly irregular but also specifically against our project.
The Landmarks Board has vociferously opposed our project for over two years. If this amendment is approved, the project is over. We have already said in the Environmental Impact Report that we have a significant preservation impact and we are doing everything we can to mitigate that impact. The Planning Commission and the Board approved the EIR unanimously. This issue of preservation has been discussed multiple times and has been put to bed.The editorial from our plugged-in tipster:
We regret to inform you that San Francisco is closing down.
Should we all just go home and gate this as Colonial Williamsburg by the Sea - perhaps a retirement village with nice light, no mosquitoes and artisan everything?
And how AF Evans suggests you respond:
Please send an email to the four supervisors below. It is important to use the same words in the subject sentence (“APPROVE 55 LAGUNA WITHOUT CHANGE NOW!”), so they don't have to read the emails to know what they say. It is our goal to fill up the email boxes and the voicemail boxes of these supervisors so they can know that this project has gone through its paces and it is time to start building housing, not wasting time and money on throwing up road blocks.
Then you can add a few lines about how the project has been approved by the Commission and the Board with full knowledge of the preservation impacts and that it is highly irregular and completely damaging to the project to remove the review and approval process from senior planning staff and the Planning Commission.
The emails and phone numbers are below. Please call this weekend and let them know you are frustrated, angry and disgusted by the changes proposed at the last minute when this project has been in review at the Board and Planning Commission since January 2007.
Aaron Peskin: (415) 554-7450, Aaron.peskin@sfgov.org
David Noyola (Peskin's Aide): (415) 554-7451, david.noyola@sfgov.org
Ross Mirkarimi: (415) 554-6715, ross.mirkarimi@sfgov.org
Other Land Use Committee Members
Sophie Maxwell: (415) 554-7670, Sophie.maxwell@sfgov.org
Geraldo Sandoval: (415) 554-6975, Geraldo.sandoval@sfgov.org
∙ 55 Laguna: Approved On Appeal And In Front Of San Francisco’s BOS [SocketSite]
Posted by socketadmin at 10:10 AM | Permalink | Comments (30) | (email story)
March 28, 2008
The Building Through The Trees: The Hayes (55 Page) Opens Up
The new owners (including a few plugged-in readers) partied together on Wednesday, a handful of new residents have already made the move, and the model units officially open up to the public this weekend at The Hayes (55 Page).
Not much movement in the sales department since our last update (still around 60%), but we do expect an uptick in activity now that the doors have opened, rumor has it that they’ve put together a new sales team (but still within The Mark Company), and they're now offering a new “buyer incentive” of “up to $20,000 in credits" as well.
Let's not forget those invitations to the housewarmings. It's going to be a busy spring.
∙ The Hayes (55 Page) Strips Off (And Reveals) A Little Bit More [SocketSite]
Posted by socketadmin at 5:13 PM | Permalink | Comments (28) | (email story)
March 27, 2008
They’re Feeling A Little Fickle Over At 1158 Sutter (i.e., They’re Back)
It’s a plugged-in tipster that first caught the return of the 15 condos at 1158 Sutter Street to the MLS just two weeks after having been withdrawn (and indicating they were going the rental route). One new brokerage (Vanguard has replaced Makras Real Estate), four new listings, and all new prices (as best we can tell).
And by new prices, we mean they’re up. List prices on the four units that have returned to the MLS have been increased from between $10,000 (1.4%) and $110,000 (19.7%).
1158 Sutter Street #4: Original price $559,000, new price $669,000
1158 Sutter Street #11: Original price $779,000, new price $849,000
1158 Sutter Street #13: Original price (“Pending”), new price $825,000
1158 Sutter Street #14: Original price $719,000, new price $729,000
No word on the certificate of occupancy, or if any of the eight or nine who had previously taken the time to write an offer will get first dibs. And yes, it looks like they're now right back where they started.
∙ Coming Soon Here And Now "Off The Market": 1158 Sutter Street [SocketSite]
∙ Coming Soon Here (And Starting At $559,00): 1158 Sutter Street [SocketSite]
∙ Coming Soon: Fifteen New Condos At 1158 Sutter Street [SocketSite]
Posted by socketadmin at 2:25 PM | Permalink | Comments (19) | (email story)
March 26, 2008
From Rendering To Reality (At Least For Three): Homes On Esprit Park
For those who don’t put a lot of faith in renderings, but have long been interested in the Homes on Esprit Park development, three “preview” units in the South Court are now open to tour. One of which is either #S102 or #S302 (they share the same floor plan/photos).
∙ Listing: 900 Minnesota Street #S102 (1/1.5) - $594,928 [MLS]
∙ Listing: 900 Minnesota Street #S302 (1/1.5) - $614,620 [MLS]
∙ Esprit Park (900 Minnesota): Interior Renderings [SocketSite]
∙ 900 Minnesota: Now And Then [SocketSite]
Posted by socketadmin at 1:01 PM | Permalink | Comments (26) | (email story)
March 24, 2008
JustQuotes: The People (And Politics) Behind Buildings And Design
The Quote:
ADCO is proposing a 38-story, elliptical-shaped glass building with five levels of underground parking. Market-rate condominiums would be built on top of the tennis courts and next door to a residence for seniors. The street that gently slopes downward to the Japantown malls would also undergo major reconstruction, including new condominiums by owner 3D Investments.
At the current height, the 1481 Post Street project would be the tallest building in the neighborhood, an issue of concern to neighborhood residents. “The height of your building will set the tone for the rest of Post Street going west,” said Sandy Mori, president of the Japantown Task Force, referring to proposals by 3D Investments. “Right now [3D Investments’] highest building is as tall as Hotel Kabuki, which is reasonable in my personal opinion.”
[ADCO Group representative Linda Corso] indicated a willingness to modify the design of the building and reduce the height to move the project forward, perhaps due to public pressure. “We’re going to take all the input from tonight back to our design team and get back to you hopefully in a month or so,” Corso said.
The housing nonprofit that owns and operates the 26-story high-rise next door to the proposed ADCO project has hired a political consultant and sent out a mailing opposing the glass building. They received 600 responses by mail out of 7,000 pieces delivered.
And our reader's response (with which we quite agree):
Please let this SOM building rise up; it's not going to work as a short cylinder. This is a perfectly-scaled building.
∙ J-Town Concerned About High-Rise Plans [AsianWeek]
∙ The Official Cathedral Hill Tower (1481 Post Street) Website [SocketSite]
Posted by socketadmin at 12:56 PM | Permalink | Comments (36) | (email story)
Serving Up The Seniors (Rather Than The Copies) At 1754 Clay Street
As far as we know what is currently a two-story FedEx Kinko’s on the northeast corner of Van Ness and Clay is still slated to become “The Sterling of San Francisco,” an eight-story, 62-unit "senior living community" with 82 parking spaces, 5,100 square feet of ground-floor commercial, and a more upscale 1754 Clay Street address.
1800 Van Ness/1754 Clay Street as proposed:
And the reader’s question we can’t answer: When will demolition/construction commence?
UPDATE: According to a plugged-in reader: "Not gonna happen. They lost their funding. Should be on the market in a month."
∙ The Sterling of San Francisco (1754 Clay Street) [thesterlingsanfrancisco.com]
Posted by socketadmin at 10:13 AM | Permalink | Comments (9) | (email story)
March 21, 2008
"A" Final Release (And “Substantially" Reduced Prices) At The Potrero
From a plugged-in tipster: “On Sunday, March 30th, The Potrero will release all remaining homes in the north building at substantially reduced prices.”
Unfortunately no word on exactly what constitutes “substantially” (although it was in italics and underlined...), nor an exact count on how many condos remain unsold in the north building versus the south.
∙ The Potrero (451 Kansas) Update: Now 70% In Contract Or Closed [SocketSite]
Posted by socketadmin at 8:38 AM | Permalink | Comments (14) | (email story)
March 20, 2008
The Original Designs (And A Few Additional Details) For 325 Fremont
We might be a little slow this morning afternoon, but luckily the plugged-in readers aren't.
As a reader noted, the Baum Thornley Architects design for 325 Fremont (a.k.a. Lots 12, 13 & 14) calls for a 20-floor/200-foot high tower with seventy (70) residential units (mostly two-bedrooms) and parking. What we still don't know is if (or how) the design has changed. Once again, tipsters?
And yes, that little tower with a flag on top is now One Rincon Hill (but let's focus on 325).
∙ The Lots Have Been Cleared For The Californian And More On Fremont [SocketSite]
∙ One Rincon Hill: A Remembrance Of Its Clock Tower Past [SocketSite]
Posted by socketadmin at 3:49 PM | Permalink | Comments (19) | (email story)
The Lots Have Been Cleared For The Californian And More On Fremont
Your tip and question(s):
Notices were sent out by the DPW advising property owners within 300 feet of the property of an application for a 3 Lot Merger, and 70 Units new Construction on Fremont Street (321 - 325) between Harrison and Folsom. (Lots 12, 13, and 14) Will this take the place of the now defunct Californian? Or is it at the Folsom end of Fremont?
Our response: The dormant (not necessarily defunct) Californian on Rincon Hill is slated for 375-399 Fremont at the southern end of the block (bordering Harrison), so this development would be in addition to rather than instead.
Our request: Any tipsters have the inside scoop on 321-325 or any early designs?
UPDATE: The Original Designs (And Additional Details) For 325 Fremont.
∙ Are They Clearing The Way For Someone's Californian On Rincon Hill? [SocketSite]
Posted by socketadmin at 12:48 PM | Permalink | Comments (6) | (email story)
Same Same But Different: 425 1st Street #2103 For Sale (Or Rent)
Okay, let’s get this out of the way. No, we’re not going to highlight every single One Rincon Hill condo to hit the resale (or rental) market. No, we’re not just trying to stir the pot. And yes, we do believe that many of the building’s lightening rod topics (area, architecture, dryers, parking, walkthroughs, closings, rents, no flip clauses, etc.) are of relevance to all.
That being said, while 425 1st Street #2403 was the first closed condo at One Rincon Hill to officially hit the resale market seven days ago, yesterday #2103 became the second. We noticed that #2103 is also being offered for rent at $4,600 a month if you’d rather rent than buy (or at least run the numbers). And five floors below, #1603 is asking for $4,500.
In terms of other rentals currently seeking renters at One Rincon Hill, we identified twenty-two others on Craigslist, twenty-one of which are one-bedrooms with rents ranging from $2,500 to $4,250 a month (asking of course).
∙ Inside One Rincon Hill In Specific (And “No Flip” Clauses In General) [SocketSite]
∙ Listing: 425 1st Street #2103 (2/2) - $1,229,000 [MLS]
∙ For Rent: 425 1st Street #2103 (2/2) - $4,600/mo [Skybox Realty]
∙ $4500 / 2br - BRAND NEW CONDO! [Craigslist]
Posted by socketadmin at 3:00 AM | Permalink | Comments (120) | (email story)
While Arterra Starts To Strip, The Hayes Starts To Close (And Open)
While Arterra starts to strip, according to a plugged-in tipster The Hayes has started closing ("as of yesterday") and "[a] grand opening (with the sales office on site) is scheduled for Wednesday, March 26." Let’s not forget those invitations to the housewarming(s).
∙ Arterra (300 Berry) Selectively Starts To Shed Its Bovis Blue Wrapper [SocketSite]
∙ The Hayes (55 Page) Strips Off (And Reveals) A Little Bit More [SocketSite]
Posted by socketadmin at 1:00 AM | Permalink | Comments (5) | (email story)
March 19, 2008
Arterra (300 Berry) Selectively Starts To Shed Its Bovis Blue Wrapper
As a number of plugged-in readers have noted, Arterra has selectively started to shed its Bovis blue wrapper (which we really think should have been green). And while they were aiming for a spring opening last July, at this point we have more than just a feeling that summer might be the new new target.
∙ Arterra (300 Berry) Tops Off At 16 And Aims For A Spring '08 Opening [SocketSite]
Posted by socketadmin at 12:21 PM | Permalink | Comments (22) | (email story)
Heritage On Fillmore: Sales Update And An Online Tax Roll Question
It appears that over the past fifteen weeks a total of six net new contracts have been written for market rate condos at Heritage on Fillmore (1310 Fillmore), and that 16 of the 68 market rate condos remain available for purchase (suggesting another eight months to go). And speaking of Heritage on Fillmore:
I just searched the SF Tax collector website to try and find the prices for condos in the Fillmore Heritage. I found about 53 units at 1310 Fillmore St, but what was strange was that none had values over $500k. Most were at what look to me like "below market" prices, i.e. $245k for a 1 bedroom unit. There were only four prices that ended in "99": three at 399k and 1 at 499k.
I could understand that the BMR units probably made the tax rolls while perhaps the subsequent market rate units haven't gotten on the tax rolls yet, but it still doesn't explain why there's fifty three (53!) with reported values less than the lowest selling price (~$500k).
Either there are about 49 BMR units instead of 12, or the tax records are somehow corrupted. Anyone know what's going on?
Our only guess would involve an interim transfer of title for unsold units (from one development entity to another), but once again that’s only a guess. Readers?
UPDATE: The answer according to a plugged-in reader: "The tax roll initially does not reflect the sales cost. It works that way for every new building in the city. You buy a place for say a million and the tax collector has an estimated value of the property for, say, $500k. So you pay tax on the estimated amount at first. Then down the road the tax collector sends you a true-up bill (the difference between the million and the $500k)."
Now we just need to know why (or perhaps it's better that we don't).
UPDATE: A bit more clarity (and hopefully not confusion).
∙ A Heritage On Fillmore Un-Official Update: 22 of 68 Available [SocketSite]
Posted by socketadmin at 9:21 AM | Permalink | Comments (13) | (email story)
March 18, 2008
1151 Sutter Rising: 8 Dwelling Units Over Ground Floor Commercial
What was a two-story commercial building has been razed and in its place a five-story mixed-use building with 1,150 square feet of ground floor commercial space, seven off-street parking spaces (access from Hemlock), and eight “dwelling units” will soon be rising up at 1151 Sutter Street.
As far as we know, the eight units will be apartments rather than condos. And we haven’t yet seen any designs. Tipsters?
Posted by socketadmin at 2:00 AM | Permalink | Comments (5) | (email story)
March 17, 2008
Inside One Rincon Hill In Specific (And “No Flip” Clauses In General)
If you actually attended yesterday’s open house for 425 1st Street #2403 (and aren’t just looking at the pictures), now's your chance to share your impressions. And even if you’re not interested in One Rincon Hill in specific, perhaps the ensuing discussion regarding the enforceability of new development “no flip” clauses in general might be worth the read.
∙ The First “Official” Resale (And Open House) At One Rincon Hill? [SocketSite]
Posted by socketadmin at 9:41 AM | Permalink | (email story)
After Two Months Five Cuts On The Condos At 84 Vandewater
With zero (0) of the five (5) condos at 84 Vandewater in contract after almost two months on the market, the list prices on the units have been reduced from $26,000 (2.8%) to $124,000 (9.9%).
∙ 84 Vandewater #201 (2/2.5) 1,109 sqft - $925,000 $899,000
∙ 84 Vandewater #202 (2/2) 986 sqft - $945,000 $900,000
∙ 84 Vandewater #301 (2/2.5) 1,039 sqft - $1,049,000 $950,000
∙ 84 Vandewater #302 (2/2) 1,009 sqft - $975,000 $915,000
∙ 84 Vandewater #401 (3/2.5) 1,253 sqft - $1,249,000 $1,125,000
∙ 84 Vandewater [84vandewater.com] [Floor Plans] [Photos]
∙ Five New North Beach Condominiums Hit The Market: 84 Vandewater [SocketSite]
Posted by socketadmin at 3:00 AM | Permalink | Comments (15) | (email story)
March 14, 2008
The First “Official” Resale (And Open House) At One Rincon Hill?
As a plugged-in reader writes:
I’m shocked this morning to discover that not only is [#2403 at One Rincon Hill] on the MLS – but the agent is offering an open house on the 16th! Have I gone crazy, or is there something wrong about this picture? Agents have been threatened with lawsuits for simply trying to find someone on craigslist to take over their contract. ORH claims they’re prohibited from doing that because they don’t yet actually own the unit they’re attempting to sell. That’s why so many of the CL ads are posted without names attached.
Considering it's below the 28th floor (and they're holding an open house) it's probably safe to assume that the seller of #2403 is one of those who have already closed escrow, so no crazy (at least not on your side).
And for those who have been itching to get inside and see what it's all about (including those who are in contract on the upper floors), here's your (first) chance.
∙ Listing: 425 1st Street #2403 (2/2) 1,278 sqft - $1,299,000 [MLS]
∙ Infinity And One Rincon Hill: Closings By The Numbers To Date (2/29) [SocketSite]
Posted by socketadmin at 8:10 AM | Permalink | Comments (81) | (email story)
March 12, 2008
Holy Architecture And Full-Floor Condominiums In Oakland Batman!
It’s across the bay, but we do love the building. Built in 1913 and designed by Benjamin Geer McDougall, the 14-story Oakland Federal Building is a shining example of the Gothic Revival movement.
Renamed the Cathedral Building in 1969, the building is now going condo with the first six floors commercial and the top eight full-floor residences with prices ranging from $895,000 for the 1,476 square foot 11th floor to $1,300,000 for the 2,016 square foot 14th.
And while the finishes are just okay, and there isn’t any parking, we're suckers for the skin deep beauty and bones. Now if only the ceilings we just a little bit higher...
∙ The Cathedral Building, 1615 Broadway, Oakland [cathedral-building.com]
Posted by socketadmin at 4:12 PM | Permalink | Comments (18) | (email story)
March 11, 2008
Coming Soon Here And Now "Off The Market": 1158 Sutter Street
We’ll see if we can’t get an official answer this afternoon, but in the meantime we’re wondering if a plugged-in reader or two might have the inside scoop on why the three MLS listings at 1158 Sutter Street were suddenly withdrawn and the website now simply notes: “1158 Sutter has been taken off the market.”
Our initial assumption would be along the lines of a certificate of occupancy, but who knows. No really, who knows?
UPDATE: And the official answer is...they're going rental.
UPDATE (3/12): "They had 9 offers on 9 of the units & the owner decided last friday to not sell..."
∙ Coming Soon Here (And Starting At $559,00): 1158 Sutter Street [SocketSite]
∙ Coming Soon: Fifteen New Condos At 1158 Sutter Street [SocketSite]
Posted by socketadmin at 8:29 AM | Permalink | Comments (23) | (email story)
March 10, 2008
A Reader Starts Singing The BLŪ’s (631 Folsom Website Now Live)
The subject line only tip that just arrived from a reader: “SFBLU's website is finally up!”
108 two-bedroom two-bath condos on floors 2-19, and six three-level Penthouses that span the 20th and 21st floors as well as the rooftop.
Floor plans, features, and renderings now online with more “coming soon” (from all sides).
UPDATE: A few more bits of information: Sales office is expected to open around the first week of April (with occupancy around October); pricing for the two-bedrooms on floors 2-19 is expected to run from around $740K to $1.4M; and the six penthouses are expected to be priced from $2.5M to $3.5M.
∙ BLŪ (631 Folsom) [sfblu.com]
∙ 631 Folsom: Recently Christened “BLŪ” (And Down To 108 Units) [SocketSite]
Posted by socketadmin at 3:12 PM | Permalink | Comments (23) | (email story)
March 7, 2008
The Straight Scoop On What’s Up With One Rincon Hill’s Tower Two
So here’s the SocketSite straight scoop on what’s happening with One Rincon Hill’s tower two and why it hasn’t yet broken ground (despite a highly publicized January start).
One: Decreasing volatility in the construction materials market resulted in an opportunist delay in purchasing until the plans for One Rincon Hill’s tower two were finalized. As far as we know those plans weren’t submitted to the city until earlier this week. And the delay in purchasing allowed the developers to save some cash. That's their story.
Two: While we actually have no doubt that the second tower will be built (although considering the current state of the credit markets, never say never), there is some doubt in who’s going to be doing the actual building (not in terms of the developer, but rather the contactor). Despite the fact that Bovis continues to work on tower one, the contract for tower two was put out to bid with two other players (Webcor and Swinerton). Bovis might be the incumbent, but as far as we know the contract hasn’t officially been awarded. And that's ours (story).
The official groundbreaking and a quick construction start are now expected to occur at the end of April or beginning of May, but if it’s not Bovis doing the building we’d count on some additional slippage as a new contractor gets up to speed.
Posted by socketadmin at 3:16 PM | Permalink | Comments (44) | (email story)
Australian Anka Aims To Add 260 Condos At 55 Ninth Near The Argenta
According to J.K. Dineen, Anka Development (think Argenta) has completed its purchase of the empty lot at 55 Ninth Street (between Market and Mission) and received Planning Department approval to build 260 condos rather than a 268,000-square-foot office tower.
As proposed, the building would rise 17-stories (205 feet), include 3,000 square feet of ground level commercial, and provide a garage with up to 113 parking spaces (98 residential and 15 commercial).
And yes, we would have preferred “Apartments” (for the headline alliteration).
∙ Anka switches 55 Ninth office tower to condos [Business Times]
∙ Argenta (1 Polk): Ground Breaking [SocketSite]
Posted by socketadmin at 7:30 AM | Permalink | Comments (49) | (email story)
888 Seventh Street: Sales Office Officially Opens This Weekend
According to a plugged-in tipster, the 888 Seventh Street sales office will officially open this weekend with roughly 10% of the 54 market rate condos already in contract. And the first of the 170 BMR units (which were spoken for long ago) will begin closing within the next two weeks.
Pricing expectations for the market rate units appears to have been lowered a bit from last August, and according to our tipster 500 square foot junior one-bedrooms (with sleeping alcove) will be available from $399,000; top floor one-bedrooms from $532,000; and top floor three-bedrooms will be available from $709,000 (which doesn't include the last one in the cafe building). All units come with a parking spot (with a few extras available for purchase).
The brief editorial: “Building is looking very good right now. Common areas are nearly complete. Hallways are wide and spacious.” And a few exterior photos over at Curbed.
∙ 888 Seventh Street [liveat888.com]
∙ 888 Seventh Street: BMR Deadline (11/17/06) [SocketSite]
∙ Fifty-Four Market Rate Condos At 888 Seventh Street Coming Soon [SocketSite]
∙ 888 Seventh Street: The Three Bedroom Units Going Fast? [SocketSite]
∙ Curbed Inside: 888 Seventh Street, Outdoor Edition [Curbed]
Posted by socketadmin at 4:00 AM | Permalink | Comments (5) | (email story)
March 6, 2008
JustQuotes: Might It Draw Demand From Way Over In San Francisco?
"The developer of the recently opened Eight Orchids condominium mid-rise in Oakland hopes to auction off nearly a third of the units, with some starting bids $300,000 below prior asking prices, as builders struggle to unload new properties in the current housing climate."
"The auction of 41 units is scheduled for March 30....The minimum bid for one-bedrooms is $245,000, down from as high as $520,888; two-bedrooms will start at $325,000, down from as high as $630,888; and three-bedrooms will begin at $475,000, discounted from as much as $805,888. There is no "secret reserve," meaning any unit that receives at least the minimum offer will go to the bidder."
∙ Prices cut for Oakland condo auction [SFGate]
∙ 8 Orchids (Oakland) [8-orchids.com]
Posted by socketadmin at 10:00 AM | Permalink | Comments (37) | (email story)
March 5, 2008
700 Valencia Street: The Details And Designs For Moving Forward
It’s another case of years in the making (and neighborhood resistance), but according to a plugged-in tipster it appears as though the redevelopment of 700 Valencia Street (at the southwest corner of Valencia and 18th Streets) is moving forward.
Project details from the Preliminary Mitigated Negative Declaration (pdf):
The proposed project would include demolition of the existing [one-story office building and surface parking lot] and construction of a five-story, 50-foot-tall mixed-use building totaling approximately 22,662 square feet. The building would include nine dwelling units, nine parking spaces and one commercial unit. The ground floor of the building would contain a garage with nine off-street parking spaces, commercial space and common/circulation space and would have 100 percent lot coverage.
And a little editorial from our tipster:
Who knew that a [50-foot-tall building] on a corner on Valencia would be met with such resistance….No wonder we're in slow motion out here. The building fills a parking lot, even has Car Share in the parking garage (which sounds like something every building should be required to do), and is so modest a building I was surprised by the neighborhood [outcry].
Which makes me really wonder what the temperature of the city is re: density -- or is it just people in the biz who tend to support a denser, more urban city?
∙ 700 Valencia: Preliminary Mitigated Negative Declaration (pdf) [ci.sf.ca.us]
∙ The Next Era In San Francisco’s Development: It’s All About Density [SocketSite]
Posted by socketadmin at 12:26 PM | Permalink | Comments (16) | (email story)
Opportunities For Deluxe "Instant Equity" Over At One Rincon Hill?
A couple of One Rincon Hill One Bedroom Deluxe units are making the rounds on Craigslist. And neither appear to be pricing in any appreciation over the past 18 months.
Looking for someone to take over my unit on the 20th floor. It is a deluxe one bedroom with Bay Bridge Views. The unit is on the twentieth floor and is 837 square feet. That is the largest one bedroom plan at One Rincon Hill, the tallest residential building west of the Mississippi. I put 31k in deposit on the unit back in Aug. of 2006. I am looking for someone to take over and am not looking to make any money.
And if $711,000 ($850 a square foot) for the 20th floor isn't to your liking, a "low floor" One Bedroom Deluxe with “an early April closing” is asking $665,000 ($795 a square foot).
If the average price per square foot in the building is up 11% over the past 18 months to $1,004 (as per the developer), and the majority units from which buyers have walked away from their deposits have been resold at a premium (as per the sales office), then why aren't these two contract holders touting a little "instant equity?"
∙ $711000 Rincon Hill - Water Views Deluxe One Bedroom [Craigslist]
∙ $665000 One Rincon Hill [Craigslist]
∙ Infinity And One Rincon Hill: Closings By The Numbers To Date (2/29) [SocketSite]
Posted by socketadmin at 10:50 AM | Permalink | Comments (121) | (email story)
733 Front Street Update: 84% Sold (And The First Attempted Resale?)
According to a plugged-in tipster, 733 Front Street is now 84% sold with eleven (11) of the original 69 condos remaining (which represents net new sales of ~12 units over the past five months). From our tipster:
Both of the incentive packages you previously noted remain available [as well as twice-monthly housekeeping services and gourmet meal delivery by Cook!SF for one year]. Interestingly, sales staff are openly discussing price reductions (though of course none of the listing prices have changed), unlike at some other newer developments (170 Off Third comes to mind) where developers are resolutely refusing to discuss such things.
The current “list” prices for six of those eleven remaining units:
733 Front Street #203 (1/1) 949 sqft - $735,000
733 Front Street #207 (1/1) 846 sqft - $695,000
733 Front Street #301 (1/1) 1,004 sqft - $750,000
733 Front Street #307 (1/1) 846 sqft - $715,000
733 Front Street #311 (1/1) 885 sqft - $735,000
733 Front Street #605 (2/2) 1,543 sqft - $1,950,000
And while the developer is offering incentives (and reductions) in order to close the last eleven, 733 Front #213 has hit the resale market with a list price of $659,000 (including “HOA dues paid til Aug. 2008”). As far as we know it was originally offered by the developers for $550,000. And yes, we’ll keep you posted.
∙ Listing: 733 Front Street #213 (1/1) - $659,000 [MLS]
∙ 733 Front: 66% In Escrow And Evidence Of A Few Price Reductions [SocketSite]
∙ The Latest Reminder That Your Neighbor Got A Deal: That Damn Vespa [SocketSite]
∙ New Incentives (And Effective Reductions) At 733 Front Street [SocketSite]
∙ 733 Front Sales Update: 32% In Contract (Almost All Two-Bedrooms) [SocketSite]
Posted by socketadmin at 5:30 AM | Permalink | Comments (9) | (email story)
March 3, 2008
55 Laguna: Approved On Appeal And In Front Of San Francisco’s BOS
Unanimously approved by the Planning Commission in January, the redevelopment of almost six acres in Hayes Valley is on appeal and the project will be heard by San Francisco’s Board of Supervisors tomorrow (3/4/08) at 4pm.
A former UC Berekely Extension campus, the development of 55 Laguna by A.F. Evans would raze two of the oldest existing buildings on the site but yield 413 new housing units: 328 apartments (66 affordable) and an 85-unit affordable development for seniors targeting the LGBT community (in partnership with OpenHouse).
The development would also include a 25,000-square-foot park, a 10,600-square-foot community garden, and a 12,000-square-foot community center.
∙ 55 Laguna [55laguna.com]
∙ Affordable housing doubled at old UC site [SFGate]
∙ San Francisco Board of Supervisors Agenda: March 4, 2008 [SFGov]
Posted by socketadmin at 3:15 PM | Permalink | Comments (8) | (email story)
February 29, 2008
Infinity And One Rincon Hill: Closings By The Numbers To Date (2/29)
A few early numbers for closings at Infinity and One Rincon Hill (according to J.K. Dineen):
∙ Infinity: 11 closed, a "handful" moved in, 1 has walked away from a deposit.
∙ One Rincon Hill: 40 Closed, 17 moved in, 15 have walked away from deposits.
Keep in mind that we don't have a good denominator to measure the actual rate at which buyers are walking away. And that's 11 down and 354 to go at Infinity (not including tower two), and 40 down and 350 to go at One Rincon Hill (again, not including tower two).
UPDATE: From a plugged-in reader: "I question the accuracy of these numbers. My source at the title company said that they will have closed, as of today, just under 30 at the Infinity."
UPDATE: From another: "I have a unit under contract at ORH, and asked the sales team this morning regarding that figure. I was informed that 16 people have walked away from their deposits, with all but 3 of them being replaced (most likely with higher prices)."
∙ Infinity Update: Closings, Move-Ins And Even Kitchen Cabinetry [SocketSite]
∙ RandomRumors: One Rincon Hill Walkthroughs Without An Agent? [SocketSite]
∙ New residents unpack at S.F. condo towers [Business Times]
Posted by socketadmin at 8:27 AM | Permalink | Comments (168) | (email story)
JustQuotes: The Timing On Turnberry's Tower (45 Lansing) And Sales
"Turnberry Associates...has leased the defunct 25,000-square-foot Sound Factory nightclub at 525 Harrison St., directly next door to the One Rincon Hill sales center at 511 Harrison St. The space will be converted into a sales and marketing center for the tower Turnberry plans to start work on this summer [at 45 Lansing]. Turnberry spokesman Matt Levinson said...the sales office would open in "six to eight months."
∙ One Rincon Hill office welcomes glitzy neighbor [Business Times]
∙ First Impressions: One Rincon Hill Sales Center [SocketSite]
∙ True Luxury Condos At 45 Lansing? [SocketSite]
∙ Out With The Old: 45 Lansing And The Lot Around Watermark [SocketSite]
Posted by socketadmin at 7:00 AM | Permalink | Comments (11) | (email story)
Coming Soon Here (And Starting At $559,00): 1158 Sutter Street
Forget “starting at $669,000” as originally advertised, three of the new two-bedroom condos at 1158 Sutter have hit the MLS and they’re listed from $559,000.
Granted, the footprints aren't huge (ranging from 807 to 1,100 square feet), but we’re not intimidated by small spaces (in fact we’re kind of partial to them). And we’ll reserve judgment until we’ve taken a tour (or get a full report from a trusted plugged-in tipster).
As best we can tell all of the photos are from upper floor units rather than the three that are actually listed, and at this point the website doesn’t provide floor plans or additional photography. But the site does provide basic stats and promises pricing; notes monthly HOA dues will range from $460 to $517; and once again highlights “deeded-secured-parking."
∙ Listing: 1158 Sutter #3 (2/2) 1000 sqft - $649,000 [MLS]
∙ Listing: 1158 Sutter #4 (2/2) 815 sqft - $559,000 [MLS]
∙ Listing: 1158 Sutter #5 (2/1.5) 962 sqft - $595,000 [MLS]
∙ Coming Soon: Fifteen New Condos At 1158 Sutter Street [SocketSite]
Posted by socketadmin at 6:00 AM | Permalink | Comments (9) | (email story)
February 28, 2008
An Unrendered Perspective On The Proposed 690 Stanyan Project Site
∙ The 690 Stanyan Project: Overview And EIR Hearing Tomorrow (2/28) [SocketSite]
Posted by socketadmin at 4:42 PM | Permalink | (email story)
Coming Soon Here: 2405 Folsom (Website And Listing)
Following in the footsteps of the signs, the website for 2405 Folsom is now up and fully functional. As previously noted, it’s six condos in total. As not previously noted, units 1,3 and 5 tout one kitchen type (“Classic”); while units 2, 4 and 6 another (“Modern”).
Apparently the bar stools are timeless.
And while a plugged-in reader notes that one unit (a "Modern" #6) is now on the MLS, we haven't noted any updates regarding the status of the trees.
∙ Listing: 2405 Folsom #6 (3/3.5) - $1,259,000 [MLS]
∙ 2405 Folsom: The Signs Are Up (The Website Not So Much) [SocketSite]
Posted by socketadmin at 12:41 PM | Permalink | Comments (9) | (