CATEGORY ARCHIVE: Remodeling and Renovation
May 9, 2008
A Contemporary Remodel Backing Up To Bernal Heights Park
It’s not the largest space (floor plan), but it’s not a bad us of what there is (or was); we do like the setting (up the hill from Cortland Avenue and backing up to Bernal Heights Park); and we’re fans of the contemporary remodel (and wall of doors).
∙ Listing: 55 Gates (3/2) - $1,198,000 [Virtual Tour] [MLS] [Floor Plan]
Posted by socketadmin at 7:30 AM | Permalink | Comments (21) | (email story)
May 5, 2008
Thinking Within The Box Envelope: Plans To Add Another Bathroom
It’s a Mill Building (720 York) brick and timber loft with 15-foot ceilings; a 1,749 square foot floor plan; and plan by the current architect-owner to add a second bathroom on the mezzanine level where the walk-in closet "with sewer and water line" currently stands.
∙ Listing: 720 York #112 (1/1) - $875,000 [Payton’s List]
Posted by socketadmin at 3:42 PM | Permalink | Comments (6) | (email story)
A “Modern” Looking Kitchen (On A Not So “Modern” Budget)
Once again, it’s sure to look too industrial or unfinished to some. And it's not necessarily what we'd expect at this price point (or perhaps even with the rest of the architecture). But we’ve always had a soft spot for Metro shelving.
It’s relatively easy (and inexpensive) way to "modernize" a kitchen for those working within a budget. And we happen to like the look (along with the window).
∙ Listing: 3481 Washington (5/3.5) - $3,995,000 [MLS]
Posted by socketadmin at 3:00 AM | Permalink | Comments (19) | (email story)
April 29, 2008
Apparently The Market Couldn’t See Past The Paint (Or Could It?)
The original (and still active) listing photos for 402 Sanchez: Above
The new price: $1,234,050 (previously $1,299,000, originally $1,350,000)
The new notes: “Interior has been repainted with neutral colors” and “Now on lockbox!”
The last pre non-neutral paint and remodel sale: $1,200,000 (on 10/24/2006)
∙ Listing: 402 Sanchez (2/2) - $1,234,050 [MLS]
Posted by socketadmin at 3:48 PM | Permalink | Comments (13) | (email story)
Building Permit Fees To Increase, But Process To Be Streamlined
Assuming the San Francisco Board of Supervisors approves the latest proposal from the Building Inspection Commission, building permit fees in San Francisco will increase (but hardly "soar") within the next five months.
Under the new fee proposal, the price for a basic electrical-permit fee for a bathroom or kitchen remodel would nearly double to $160. The maximum fee for a permit for up to $50,000 worth of home improvements would increase 29 percent to $1,600.
At the same time, “a 188-point action plan to improve service and speed up turnaround times for permit applications, including new online services” will also be adopted. It’s an entirely equitable tradeoff as far as we’re concerned (and long overdue).
∙ Cost of home-improvement permits to soar [Examiner]
Posted by socketadmin at 10:27 AM | Permalink | Comments (5) | (email story)
April 25, 2008
Don’t Confuse The Market’s "Appreciation" With Ours: 2140 Bush #5
While we featured 2140 Bush Street #5 two years ago when it was listed for $1,195,000, the fact that it’s back on the market today for $1,695,000 doesn’t actually speak to market appreciation (think complete overhaul and another aspect of "mix").
The higher resale price will, however, contribute to a higher average sales price for properties in the neighborhood (and industry reports of said "appreciation"). But the only appreciation of which we can be absolutely certain is ours (for the pad).
∙ Listing: 2140 Bush Street #5 (1/1.5) - $1,695,000 [MLS]
∙ Loft Style Living In Pacific Heights [SocketSite]
Posted by socketadmin at 12:00 PM | Permalink | Comments (28) | (email story)
April 18, 2008
We Know, We Know...Earthquakes (But We Do Love Our Books)
If you’ve ever wondered what became of that little grocery at the corner of 18th and Danvers, here’s your chance to peek inside. And we know (especially on a day like today), earthquakes. But hey, we do love our books. And at least they’re not over the bed.
∙ Listing: 105 Danvers/4695 18th (4/3) - $2,289,000 [MLS]
∙ Hundreds remember 1906 earthquake [SFGate]
Posted by socketadmin at 8:13 AM | Permalink | Comments (20) | (email story)
April 11, 2008
Holy Hotness, History, And Home: Engine Company No. 44 Returns
Built by the McSheehy Brothers in 1909, 3816 22nd Street served as home to San Francisco’s Engine Company No. 44 (and their horses) for fifty years.
In 1959 the firehouse was sold to Mark and Beth Adams who maintained the firehouse in relatively original condition but employed the space as a private residence and artists’ studio for the next forty.
Purchased in February of 2006 for $2,100,000 (while listed for $2,695,000), the firehouse will soon return to the market after a multi-year renovation and expansion (think new second floor) of what was roughly 3,700 square feet of living space (original floor plans).
We have yet to see the new interior, but it promises to be a “clever mix of modern and original details" including a glass and reclaimed lumber staircase; original spiral staircase, copper and zinc doors; gourmet “loft” kitchen; and observatory tower with 360 degree views. Pricing? It's currently “upon request," but according to a plugged-in tipster:
I spoke to the developer…probably 10 months ago and he said it could possibly set a record price for a SFH in Noe Valley (who knows what has transpired [since] then, but for what it's worth).
And yes, we're fired up (ba-dump-bump) with fingers crossed to see what they've done with the space.
∙ Engine House 44 [New Website] [Last Listing] [Original Detail] [Original Floor Plan]
Posted by socketadmin at 2:33 PM | Permalink | Comments (11) | (email story)
April 8, 2008
The New New 1342 Shrader (And Guest Studio/Office Out Back)
This isn’t exactly the same 1342 Shrader that sold for $1,900,000 in 2003. Think major remodel, reclaimed space, and a new guest studio/office in the garage out back.
And wouldn’t you know it, but of the 3,300+ square feet of living area (plus 1,000+ for garage and storage), we’re drawn straight to the aforementioned 485 square foot guest studio. What can we say, we’ve got a soft spot for small/unique spaces.
∙ Listing: 1342 Shrader (5+/4.5) - $3,500,000 [talklein.com] [Floor Plans]
Posted by socketadmin at 4:31 PM | Permalink | Comments (12) | (email story)
April 1, 2008
From Play House For Youngsters, To Contemporary Oasis With Fire
A plugged-in “Tipster” correctly identified the listing to be based on a single view shot from the balcony, and now it’s officially here. From before to after, 2848 Union Street has been “extensively remodeled” in conjunction with Werner Design Associates inside and Topher Delaney out back.
And while we do like what they’ve done throughout, we have to admit it’s the garden area that immediately caught our attention as what was once described as a “charming Green House or ideal Play House for the youngsters in the family” has been replaced with “an exquisite contemporary oasis with fire and sculpture elements.”
And no, this isn’t any April Fool’s.
∙ Listing: 2848 Union Street (3/3.5) - $5,000,000 [SF Properties] [Previous Sale]
∙ Coming Soon In Cow Hollow (But We Want To Know Now) [SocketSite]
Posted by socketadmin at 8:27 AM | Permalink | Comments (25) | (email story)
March 31, 2008
A Clean Compliment To The Edwardian Character Of 1205 Cole
It’s bound to feel a bit too cold (or perhaps even industrial) to some, but we quite like the how the clean kitchen and baths compliment the Edwardian character of 1205 Cole.
∙ Listing: 1205 Cole (2/2) - $1,250,000 [MLS]
Posted by socketadmin at 8:45 AM | Permalink | Comments (7) | (email story)
March 22, 2008
Through And Through And Throughout On A Sunny Saturday Morning
While it appears as though 2311 Scott Street #1 last changed hands for $1,090,000 in 2005, it has been completely overhauled since (so no apples, but soon to be contributing to an increase the neighborhood's average sales price). And based on what we see, and in (the) light of this sunny saturday morn, we're fans through and through (and throughout).
∙ Listing: 2311 Scott Street #1 (3/2) - $1,995,000 [MLS]
Posted by socketadmin at 10:00 AM | Permalink | Comments (25) | (email story)
March 3, 2008
A New Floor Plan And Major Remodel Turns An Apple Into An Orange
The floor plan before:
The floor plan after:
And a peek inside:
Purchased for $770,000 in 2005, 1080 Chestnut #7D is back on the market with a post-remodel price tag of $1,350,000. No apples here (but perhaps a little design inspiration).
∙ Listing: 1080 Chestnut #7D (1/1.5) - $1,350,000 [MLS]
Full Disclosure: The listing agent for this property advertises on SocketSite, and was kind enough to dig up the original floor plan at our request, but provided no compensation for this post.
Posted by socketadmin at 10:26 AM | Permalink | Comments (21) | (email story)
January 18, 2008
Income, Outdoors, Floor Plans And More: 1212 Arguello Boulevard
Why 1212 Arguello caught our attention (other than the colors): 2,355 warranted square feet, 320 unwarranted (a.k.a. the in-law studio with new bathroom and separate entry); great outdoor space (deck, yard and even a little "art studio"); a full set of floor plans (which should be mandatory as far as we’re concerned); and some nice original detailing (that it just kills us to see covered in paint).
∙ Listing: 1212 Arguello Boulevard (3/2.5) - $1,625,000 [MLS] [Floor Plans (pdf)]
Posted by socketadmin at 8:00 AM | Permalink | Comments (4) | (email story)
January 17, 2008
Before And After And Back On The Market (To Buy Or Rent On Hyde)
It’s like one of those puzzles you might have enjoyed as a kid; can you spot at least five simple (and cost effective) things that have changed between the following two photos?
2620 Hyde Before
2620 Hyde After
The first is from when the entire property (2618-2620 Hyde) was on the market for $1,850,000, and the second is post sale, remodeling, and re-listing for $2,368,000.
The two units are available as TICs as well ($1,169,000 for 2618 and $1,199,000 for 2620). And in one of those puzzles you might (or might not) enjoy as an adult, 2620 Hyde is also being offered for rent at $6,000 per month (asking not secured).
UPDATE (2/22): 2618 and 2620 Hyde closed escrow today with reported sales prices of $1,100,000 ($69,000 under asking) and $1,145,000 ($54,000 under asking) repectively.
∙ Listing: 2618-2620 Hyde Street (2/1 & 2/1) - $2,368,000 [2618-20hyde.com]
∙ Listing: 2618 Hyde (2/1) - $1,169,000 (TIC) [MLS]
∙ Listing: 2620 Hyde (2/1) - $1,199,000 [MLS]
∙ $6000 / 2br - Beautiful two-unit Edwardian Home [Craigslist]
Posted by socketadmin at 9:05 AM | Permalink | Comments (23) | (email story)
January 7, 2008
Another Contractor Comments On The Cost Of Construction In SF
“Planning can be a great friend if you know how to ask but they are crippled by the mentioned heavy conformance to CEQA and a series of mandated delays (i.e. 311 and EIR processes) that only increase carrying costs and practically invite your neighbors to force ridiculous mutations of your building envelope to suit their (often unfounded) fears and desires. We have institutionalized the rights of the established homeowner over the new entrant to a community. Precisely the kind of elitism we all publicly decry. Without these delays I could reduce the cost of each project by nearly $100K in financing alone.”
∙ The Actual Cost Of Building In San Francisco [SocketSite]
Posted by socketadmin at 2:45 AM | Permalink | (email story)
January 3, 2008
The Six Million Dollar Man Single-Family Renovation Sells For Eleven
It’s a chance to note that 2740 Green Street has closed escrow with a reported contract price of $11,000,000 (which works out to $1,250 per square foot). And perhaps more importantly, it’s another chance to feature the central staircase and six million dollar renovation (which works out to almost $700 per square) of which we've long been fans.
∙ More Green (For Less) [SocketSite]
∙ Virtual Tour: 2740 Green Street [Sotheby's]
Posted by socketadmin at 7:53 AM | Permalink | Comments (17) | (email story)
December 27, 2007
JustQuotes: Putting On The Ritz-Carlton Residences On The Spot
"As long as you don't look up, the restoration of San Francisco's de Young Building is the architectural feel-good story of the year.
Eleven stories of ruddy sandstone and brick command the corner of Kearny and Market streets every bit as robustly as they did in 1890, when the building that then housed The Chronicle opened as the tallest tower on the West Coast. You'd never guess that for 40 years the walls were hidden behind drab metal panels with a pseudo-modern look.
Unfortunately, the story doesn't end with a dowager's face-lift. To finance the rebirth, city officials let the developer put a tower in back. And that addition is so uninspired it almost undoes the good work below." (S.F.'s restored de Young building stunning at street level)
Posted by socketadmin at 7:15 AM | Permalink | Comments (26) | (email story)
December 18, 2007
San Francisco Idea House Update: Open Into January And A Reduction
As a plugged-in reader noted last week, Sunset’s San Francisco Idea House webpage has been updated to read:
The San Francisco Idea House will be open from 11/30/2007 through 1/27/2008 Friday, Saturday, and Sunday 9am-4pm. PLEASE NOTE THE HOUSE WILL BE CLOSED THE WEEKEND OF 12/21 and 12/28 due to the holidays. After the holidays we will resume our open schedule the weekend of 1/4/2008.
And if you were interested in 1303 Alabama but didn't think it was worth more than a million, we’ll note that it was just reduced $94,000 (or 8.6%) and is now listed (along with some new interior photos) at $995,000.
∙ Sunset’s 2007 San Francisco Idea House Officially Opens Its Doors [SocketSite]
∙ Sunset’s 2007 San Francisco Idea House: A Few Facts [SocketSite]
∙ Listing: 1303 Alabama (2/2.5) -$995,000 (TIC) [MLS]
Posted by socketadmin at 9:10 AM | Permalink | Comments (5) | (email story)
December 10, 2007
Two Noe Valley Renovations A Block (And A Half Million Dollars) Apart
It's another reader’s comment (with which we very much agree):
I have been an architect and developer myself for over 25 years and it has been interesting, to say the least, to see so many people jump into the business of building homes. I think they became confused between the profits earned from a rapid escalation run-up brought on by cheap easy financing, and times past when good quality product in good locations sold because of real established value and experience. It will be nice when this market shakes out all of the "developers" and "designers".
And yes, we'll let you make the call (right here and now).
∙ Listing: 549 28th Street (4/4) - $2,100,000 [Virtual Tour] [MLS]
∙ Listing: 455 27th Street (4/3.5) - $2,595,000 [Virtual Tour] [MLS]
∙ Could “Priced Right” In Ashbury Heights Be Less Than What Was Paid? [SocketSite]
Posted by socketadmin at 3:00 AM | Permalink | Comments (24) | (email story)
December 4, 2007
This Isn't Exactly How Mr. Hammett Used To Roll (2505 Divisadero)
While the list price for 2505 Divisadero (the Pacific Heights manse that Metallica bought) hasn’t recently changed, the same can’t be said for its interior. So no, this isn't exactly how Mr. Hammett used to roll.
∙ Pacific Heights Georgian Mansion (2505 Divisadero) - $10,500,000 [Sotheby's]
∙ The Monster Comes Roaring Back (2505 Divisadero) [SocketSite]
∙ Some Kind Of Monster In This Kind Of Market (2505 Divisadero) [SocketSite]
Posted by socketadmin at 2:59 PM | Permalink | Comments (6) | (email story)
November 30, 2007
Sunset’s 2007 San Francisco Idea House Officially Opens Its Doors
As a plugged-in tipster notes, Sunset’s 2007 San Francisco Idea House officially opened its doors to the public today and will be open from 11/30 to 12/16 on Fridays, Saturdays and Sundays (9am-4pm). And yes, it looks like its ten week run has been reduced to two.
∙ Sunset’s 2007 San Francisco Idea House: A Few Facts [SocketSite]
∙ 2007 San Francisco Idea House [Sunset]
Posted by socketadmin at 3:00 PM | Permalink | Comments (5) | (email story)
November 29, 2007
A Deck-O-Licious Victorian (In Façade Only) At 1039 Noe
A Victorian façade, a contemporary interior, and quite possibly the (soon to be former) home of a contractor (which often speaks to the quality of the renovation). And yes, that’s as opposed to the home of an architect (which often speaks to the quality of the design).
Oh, and it does appear to be rather deck-o-licious out back (and up top as well) if you're in to those kinds of things.
∙ Listing: 1039 Noe (4/3) - $2,195,000 [MLS]
Posted by socketadmin at 9:24 AM | Permalink | Comments (34) | (email story)
November 13, 2007
A Heller Manus Renovation Of 1 Ecker Place
A tipster suggests that Heller Manus might be working on a complete renovation of 1 Ecker Place in downtown San Francisco. And according to Heller Manus, it appears to be a mixed use renovation (51 units with 51,619 square feet of residential and 3,176 square feet of retail) of the four story brick building.
And other than that, we're at the mercy of the readers for the inside scoop.
∙ Heller Manus Architects Portfolio: 1 Ecker Place [hellermanus.com]
Posted by socketadmin at 3:00 AM | Permalink | Comments (14) | (email story)
November 5, 2007
Weekend Wrap-Up And Reader Recommendation(s): 525 Jersey (Noe)
One plugged-in reader provides a succinct report: “525 Jersey is gorgeous; former home of artist. Floor plan slightly screwed up [see online] but good one for your readers; slightly too expensive for me."
And with that we open up the comments to other interesting weekend open house finds that might not have been right for you (be sure to note why), but might be right for another (again, be sure to note why).
And yes, spammy behavior will be met with public ridicule (if not simply an unapologetic tap of the delete key).
∙ Listing: 525 Jersey (3/2) - $1,695,000 [MLS]
Posted by socketadmin at 9:09 AM | Permalink | Comments (23) | (email story)
November 2, 2007
Another Contemporary Remodel (And Resale) In Noe (4400 24th)
Earlier this year it was a big pink home with “excellent potential for improvement & expansion” and in need of some “TLC" (originally priced at $1,295,000 in March, it sold for $1,109,000 in May). Today, 4400 24th Street is looking a bit different after a down to the studs remodel (which we'll call more contemporary than modern) by Chris McMahon.
And the price? Well, that’s a bit different now as well (asking $2,295,000). And no, that's not proof that prices have doubled in Noe Valley over the past five months.
UPDATE (2/13): 4400 24th Street closed escrow on 2/12/08 with a reported contract price of $2,100,000.
∙ Listing: 4400 24th Street (3/3) - $2,295,000 [MLS]
Posted by socketadmin at 8:08 AM | Permalink | Comments (26) | (email story)
November 1, 2007
You Had Better Like Beadboard If You Buy It (326 Surrey)
Described as having “the charm of a Victorian farmhouse enhanced with modern amenities,” there’s only one thing of which we can be certain: you had better like the look of beadboard if you buy it.
∙ Listing: 326 Surrey (2/2) - $949,000 [MLS]
∙ Behind the Scenes with Beadboard [Old House Journal]
Posted by socketadmin at 9:42 AM | Permalink | Comments (11) | (email story)
October 24, 2007
300 Sea Cliff: $3,900,000 Reduction (After An $8,000,000 Renovation)
57 months (no not days) after first hitting the market for $23,500,000, and nine months after undergoing an $8,000,000 renovation (and subsequently raising its asking price by $2,400,000), the list price on the Captain's House (300 Sea Cliff) has been reduced by $3,900,000 and it’s now listed for $22,000,000. And yes, we liked the brick better as well.
∙ Listing: 300 Sea Cliff Avenue (5/5.5) - $22,000,000 [Sotheby's] [MLS]
∙ Top Five San Francisco Trophy Homes [SocketSite]
∙ The $8,000,000 Man Renovation [SocketSite]
∙ Another Chance At (For?) The Captain's House (300 Sea Cliff Ave) [SocketSite]
∙ Checking In On 300 Sea Cliff Ave [SocketSite]
Posted by socketadmin at 10:24 AM | Permalink | Comments (27) | (email story)
October 19, 2007
After Ten Months (And A Major Remodel) 2503 Clay Returns
It was a plugged-in reader that identified 2503 Clay as the former home (and studio) of sculptor Spero Anargyros. And although late last year it appeared unchanged from the early ‘80’s (and was listed at $2,375,000), that’s no longer the case.
A remodeling of the home has added two bedrooms and one bath (and $1,825,000 to the list price). And it’s looking like Anargyros’ old studio is now a new master suite, kitchen, and family room. And they say San Francisco is losing its bohemian edge...
∙ Listing: 2503 Clay Street (5/4.5) - $4,200,000 [MLS]
∙ Compare And Contrast: Two Victorians On Clay [SocketSite]
Posted by socketadmin at 3:00 AM | Permalink | Comments (14) | (email story)
October 18, 2007
One (1) South Park: Sales Update, Opening, And A Few Pics
You’ve seen the interactive floor plans (and some early pricing); and you’re plugged-in when it comes to the parking situation (and car stackers in general). And now you know (if you didn’t already) that the Grand Opening Reception for One South Park is scheduled for this Sunday (10/21) in the building’s atrium from 1-5 PM.
In terms of sales activity, as best we can tell eleven (11) of the thirty-five (35) condos are now either pending or reserved (down from nineteen (19) three months ago). And at least two of the condos (#208 and #209) have hit the MLS (that's #208 above).
∙ Listing: 1 South Park #208 (2/2) 1,199 sqft - $1,100,000 [MLS]
∙ Listing: 1 South Park #209 (1/1) 831 sqft - $815,000 [MLS]
∙ One South Park: Reservations, Floor Plans And Even A Few Prices [SocketSite]
∙ One South Park: An Overview And Car Stacker Question [SocketSite]
Posted by socketadmin at 3:00 AM | Permalink | Comments (35) | (email story)
October 16, 2007
From Couch To Kitchen To BBQ And Back In No Time Flat: 176 Palm
It’s an elegant façade, enclave (Jordan Park) and remodel. And while some might be quick to judge the “great room” above (which we quite like), keep in mind there’s also a formal dining room (not to mention living room) as well.
∙ Listing: 176 Palm Ave (4/4) - $2,995,000 [MLS]
Posted by socketadmin at 7:53 AM | Permalink | Comments (2) | (email story)
September 28, 2007
We’re Suckers For Dramatic Before And After Shots (And Renovations)
Façade Before:
Façade After:
It’s a top-to-bottom contemporary deco remodel of a two-unit building in Laurel Heights (52-54 Iris). And yes, it’s sure to elicit strong reactions (one way or the other). A couple of features that stand out: glass entry doors, new aluminium windows and garage doors; textured walls; and a glass wrapped Ipae terrace above (with surprisingly good views).
And even if it’s not your style, but you’re considering a remodel of your own, do pay particular attention to the transformation of what were single bathrooms (on the main floors) into two.
Continue on for a few more before and after shots (as well as comments).
Kitchen Before:
Kitchen After:
Living Room Before:
Living Room After:
∙ Listing: 52 Iris (3/3.5) - $1,869,000 (TIC) [decolaurelflats.com] [MLS]
∙ Listing: 54 Iris (2/2) - $1,379,000 (TIC) [decolaurelflats.com] [MLS]
Posted by socketadmin at 3:32 PM | Permalink | Comments (37) | (email story)
If Only We Could Get This One “Un-Remodeled” (21 Parsons)
So while it was the $299,000 garden studio that first caught (and then lost) our attention, it was the juxtaposition between the original woodwork (which we love) and the very un-original kitchen (no comment) up that landed 21 Parsons on the site.
There's nothing quite like having to budget for a remodel of a remodel (and wondering what was lost the first time around).
∙ Listing: 21 Parsons #A (0/1) – $299,000 (TIC) [MLS]
∙ Listing: 21 Parsons (2/1) - $685,000 (TIC) [MLS]
Posted by socketadmin at 2:15 AM | Permalink | Comments (3) | (email story)
September 21, 2007
Mid-Century Modern (That’s Been Remodeled): 1401 Eucalyptus Drive
“Mid-century modernism” really isn’t our thing, and some are sure to bemoan the loss of the original detailing, but we’re still digging the stone work and drooling over all the storage at 1401 Eucalyptus Drive.
∙ Listing: 1401 Eucalyptus Drive (3/2) - $1,049,000 [1401Eucalyptus.com] [MLS]
Posted by socketadmin at 2:15 AM | Permalink | Comments (18) | (email story)
September 17, 2007
San Francisco Living: Home Tours (A Chance To Comment In General)
If you participated in the San Francisco Living: Home Tours this weekend and care to share your thoughts about any of the homes other than 55 Sheridan or 306 Mullen (such as 431 Tehama above which a plugged-in reader first called to our attention six months ago), this is the place to do it.
And yes, comments on those other two homes are more than welcome as well, but we’re asking that you consider doing so on their property specific threads for the sake of continuity.
∙ No Words (Just Drool): Reader's Comment [SocketSite]
∙ San Francisco Living: Home Tours [AIA SF]
∙ The SocketSite Scoop: A Peek At 55 Sheridan From The Inside [SocketSite]
∙ Modern Architecture Hits The Market Up On Mullen (306 Mullen) [SocketSite]
∙ Fougeron Architecture [fougeron.com]
Posted by socketadmin at 3:30 AM | Permalink | Comments (8) | (email story)
Classic, Classic, And Yet Contemporary Up At 23 Belmont
It’s a classic exterior, in a classic little San Francisco enclave, with a completely contemporary interior and finishes. Think integrated audio, video, lighting and heating throughout; a kitchen outfitted with a high output Gaggenau gas cook top (as well as two Diva induction burners); and beautifully clean baths.
And although a bit gimmicky, we feel compelled to mention the hidden televison in the master bath (it's behind the mirror) and the SolidDrive induction speakers on the rooftop deck (which are definitely cooler in concept than sound).
∙ Listing: 23 Belmont (3/3.25) - $2,600,000 [MLS]
Posted by socketadmin at 2:45 AM | Permalink | Comments (4) | (email story)
September 14, 2007
The SocketSite Scoop On 67-69 Belcher (As Promised)
Born a furniture warehouse, 67-69 Belcher was destined to be demolished and redeveloped (into condos) in the early 1980’s. Instead, artist Spaulding Taylor and partner acquired the Duboce Triangle property converting half into a one of kind residence designed by architect Ira Kurlander and Johnathan Straley (67 Belcher), and the other half into 10,000+ square feet of gallery space and art studios (69 Belcher).
The residence consists of over 4,000 square feet of interior living space; an additional 1,400 square feet of outdoor courtyards, gardens and terraces; and a 2,900 square foot private art studio (which can be accessed through a hidden door in the walk-though master closet). Ceiling height reaches to 22 feet in the main room and a wall of windows and glass doors floods the space with natural light. And while technically a two bedroom, for all intents and purposes it’s one dramatic master loft with a guest suite (including full bathroom, fireplace, and garden) and office (with Moorish courtyard) to the side.
The modern concrete, steel and wood kitchen (with two ranges, ovens, dishwashers and sinks) stands the test of time (although we’d expect a buyer to replace the "retro" appliances post haste). And the Taylor designed table on wheels (which we’ll assume is part of the offering) can be split in two and each half independently raised or lowered.
And of course, there’s that master bathroom which features a pair of nickel silver basins set in slab of green glass and supported by stainless steel piping; a skylight, and two open showers in a room that doesn’t matter what gets wet (“walls are coated with a pristine white waterproof epoxy and the floors with Deco-Rez, an epoxy and sand mix”).
And while very few will be able to afford it (asking $6,900,000), as least you get to know what's behind those ivy covered walls. And perhaps you'll find some inspiration for a project of your own.
∙ Listing: 67-69 Belcher (2/3 + Gallery/Studios) - $6,900,000 [67Belcherst.com] [MLS]
∙ Coming Soon: Another One Of A Kind Property In San Francisco [SocketSite]
∙ Belcher Studios Gallery [69 Belcher]
Posted by socketadmin at 8:52 AM | Permalink | Comments (33) | (email story)
July 31, 2007
Word Up! (A Reader Recommends 7 Cameo Way)
From a reader: “A wonderful mid-century modern by an unknown architect, in perfect architect-restored condition.” (From us: remodeled in 2002 with redwood bookshelves, black walnut floors, Italian kitchen cabinets, and modern appliances.)
UPDATE (9/7): Closed escrow on 8/22/07 for $1,550,000 (3.7% over asking).
∙ Listing: 7 Cameo Way (3/2.5) - $1,495,000 [7cameo.com] [MLS]
Posted by socketadmin at 12:23 PM | Permalink | Comments (47) | (email story)
July 26, 2007
Two TICs And A Thought From A Tipster (222-224 Funston)
A tipster wonders about value ("I guess there is no harm in asking for over [a] million for each of these nicely renovated flats...[w]hether the sellers will actually get over $2.5 million for what is essentially a two flat Edwardian building is another matter."). We just liked looking at (most of) the pictures.
∙ Listing: 222 Funston Avenue (2/2) - $1,175,000 [Coldwell Banker] [MLS]
∙ Listing: 224 Funston Avenue (3/3) - $1,495,000 [Coldwell Banker] [MLS]
Posted by socketadmin at 5:10 PM | Permalink | Comments (15) | (email story)
You Had Us At Heated Granite Floors (And We're Not Granite People)
The little (and not so little) things that caught our eye at 801 Teresita: heated granite floors, a Duravit sink, Axor fixtures and skylight in the bathroom; Scavolini, Sub-Zero, DCS and (two more) skylights in the kitchen; a landscaped backyard (which the master bedroom overlooks); and a corner lot. And yes, even that nice new garage door.
UPDATE (9/7): Closed escrow on 8/29/07 for $950,000 (6.1% over asking).
∙ Listing: 801 Teresita Boulevard (2/1) - $895,000 [MLS]
Posted by socketadmin at 7:06 AM | Permalink | Comments (25) | (email story)
July 16, 2007
Not Overheard Everyday: Don’t Hit Your Head On The Fireplace
It’s the central staircase and fireplace designs that caught our attention. And perhaps it’s also interesting to note that it last changed hands on 2/24/2006 (for what we’re assuming was a pre-remodel price of $1,300,000).
∙ Listing: 1420 Douglass (3/2) - $1,695,000 [MLS]
Posted by socketadmin at 3:30 AM | Permalink | Comments (8) | (email story)
July 13, 2007
A "Completely Unique Creative Remodel" On Jackson Street
It’s being billed as a “[c]ompletely unique creative remodel…resulting in a modern floor plan that's open, flexible, yet warm & inviting.” And while we’re definitely conceding the first part, and honestly admire the vision, the kitchen leaves us scratching (and perhaps sympathetically rubbing) our heads.
∙ Listing: 3042 Jackson Street #4 (2/2) - $1,595,000 [MLS]
Posted by socketadmin at 3:30 AM | Permalink | Comments (21) | (email story)
July 12, 2007
Sunset’s 2007 San Francisco Idea House: 3027 25th Street
Walter gets it right. The 2007 San Francisco Idea House looks to be located at the corner of 25th and Alabama (3027 25th Street to be exact). And if PropertyShark is as accurate as Walter, the lot size is 2,238 square feet (and it’s zoned RH2).
∙ JustQuotes: Sunset’s 2007 San Francisco Idea House [SocketSite]
Posted by socketadmin at 3:00 AM | Permalink | Comments (26) | (email story)
July 11, 2007
JustQuotes: Sunset’s 2007 San Francisco Idea House
“Sunset, in a joint venture with Meridian Builders & Developers, Inc., will create a 2007 Idea House in San Francisco that will take the magazine's Idea House Program into a dense urban area for the first time, and demonstrate how to maximize construction on a compact site. Opening in August 2007, the Mission District home will be one of the first LEED (Leadership in Energy and Environmental Design) certified residential remodeled homes in the nation."
UPDATE: We now have the actual address (and a photo of the work in progress).
∙ 2007 San Francisco Idea House: Dates And Details [Sunset]
Posted by socketadmin at 3:00 AM | Permalink | Comments (36) | (email story)
June 19, 2007
Less “Uber Cool” Cash For An "Uber Cool" House (745 Detroit)
Our original mention generated a bit more debate and controversy than we expected, and we’re really not trying to stir the pot, but we do have to note that the asking price on 745 Detroit was just dropped another $100,000 (now listed $205,000 or 12.1% below original asking). And a general note to all: hate the game, not the player(s).
UPDATE: Closed escrow on 8/24/07 for $1,445,000 (15% under original asking).
∙ Listing: 745 Detroit (3/2.5) - $1,495,000 [Sotheby’s] [MLS]
∙ Not Just Cool But “Uber Cool” In Sunnyside [SocketSite]
Posted by socketadmin at 3:25 AM | Permalink | Comments (7) | (email story)
June 12, 2007
This Old Church Became This New House On This Old House (Got It?)
And should the listing for 220 Danvers spark some divine design inspiration, keep in mind that 3726 Cesar Chavez remains on the market as well (286 days and counting).
UPDATE (9/7): Closed escrow on 8/08/07 for $2,050,000 (3.5% over asking).
∙ Listing: 220 Danvers (3/3) - $1,980,000 [MLS]
∙ A Divine Opportunity? [SocketSite]
Posted by socketadmin at 10:58 AM | Permalink | Comments (6) | (email story)
Little Background, Lot’s Of Interest (At Least From Us): 2420 Larkin
2420 Larkin just hit the market (“SPECTACULAR RUSSIAN HILL RE-BUILD”). No photos and little background, but we’re still intrigued. Anybody care to share the inside scoop?
UPDATE (8/5): Closed escrow on 7/17/07 with a contract price of $4,100,000.
∙ Listing: 2420 Larkin (3/3.5) - $3,995,000 [Hill & Company]
Posted by socketadmin at 7:45 AM | Permalink | Comments (3) | (email story)
June 8, 2007
A Modern Worldly Renovation In Bernal Heights (442 Anderson)
We’re digging the clean, modern and open renovation of 442 Anderson in Bernal Heights. In fact, we’re enamored enough with just the Finnish wood burning stove and Brazilian Ipe deck to look right past the Corian counters in the kitchen.
∙ Listing: 442 Anderson (4/2) - $969,000 [MLS]
Posted by socketadmin at 3:30 AM | Permalink | Comments (8) | (email story)
June 6, 2007
A Plugged-In Reader Recommends: 119 Hancock Street
A longtime reader recommends taking a look, and we have to agree. If not for the Bertazzoni (in the kitchen), custom sound dampening (it is the lower unit), and lighting/green technology (“…the owner is an energy conservation and lighting expert, the remodel has been designed with Green technologies and renewables”), then simply to check out the great use of a blog to cleanly present the property and its details. Now if only there were floor plans...
∙ Listing: 119 Hancock Street (2/2) - $899,000 (TIC) [blogspot] [McGuire]
Posted by socketadmin at 3:30 AM | Permalink | Comments (18) | (email story)
June 1, 2007
An Ubermodern Renovation In A Classic Conversion Building
Yes, we have a soft spot for 355 Bryant. And no, it’s not going to be everyone’s cup of tea. But if you’re anything like us, the renovation of 355 Bryant #409 will leave you drooling (for one reason or another). From the glass enclosed double rain shower stall, to the Boffi kitchen with built-in Miele (if we’re not mistaken) espresso machine, to the exposed timbers and private roof deck. And if you happen to like the barstools...
UPDATE (6/18): Sold on 6/15 for $1,400,000.
∙ Listing: 355 Bryant #409 (1/1.5) - $1,395,000 [MLS]
∙ The Live/Work Lofts Of 355 Bryant [SocketSite]
∙ The House Is Great (But I Really Want Those Barstools) [SocketSite]
Posted by socketadmin at 4:00 AM | Permalink | Comments (14) | (email story)
May 29, 2007
A Relatively Nondescript Building (And A Unit That’s Anything But)
We liked it when it first hit the market three weeks ago, but within days it was listed as “in contract” (and so we chose not to point it out). But for one reason or another, 1080 Chestnut #11D is once again active and worth a peek. And yes, the HOA dues are $2,382 per month (but do include all utilities...).
UPDATE (5/31): Mea culpa! Apparently our eyesight is failing us and the listing was never contingent on the MLS. It remains active and we remain very much in like.
UPDATE (9/7): Closed escrow on 8/30/07 for $3,000,000 (6.1% under asking).
∙ Listing: 1080 Chestnut Street #11D (2/3.5) - $3,195,000 [sfproperties.com] [MLS]
Posted by socketadmin at 3:00 AM | Permalink | Comments (3) | (email story)
May 25, 2007
The “Marina Green Showcase” Hits The Market (1771 North Point)
1771 North Point is a down to the studs total overhaul (remodel doesn’t do it justice) and the showcase home for the Pacific Coast Builders Conference. By the numbers: One elevator, two powder rooms, three floors, four full bathrooms, five car garage, six bedrooms, five thousand square feet (approximately), and five million dollars (asking).
And it’s not just another pretty facade. Proceeds from public tours ($20 from June 2nd to June 10th) and a Gala Auction on June 9th (“Everything in the house will be auctioned off!”) will benefit the Northern California Cancer Center. Oh, and it's also “eco-friendly” and a “shining example of how to build responsibly and address the needs of today’s families.” (Although at 5,000 square feet...)
∙ Listing: 1771 North Point (6/6) - $4,995,000 [McGuire] [Photos] [MLS]
∙ 1771 North Point: Marina Green Showcase [1771northpoint.com]
Posted by socketadmin at 6:00 PM | Permalink | Comments (7) | (email story)
May 23, 2007
JustQuotes: Spotting A Killer Kitchen (So To Speak)
"Granite is for tombstones! It doesn't seem friendly; it's mean. Shelter magazines have crammed granite down people's throats." (COOKS' KITCHENS)
"Matching equipment is stupid!" (APPLIANCES: What the pros use in their homes)
∙ COOKS' KITCHENS: Professionals share their recipes for design success [SFGate]
∙ APPLIANCES: What the pros use in their homes [SFGate]
Posted by socketadmin at 4:15 AM | Permalink | Comments (4) | (email story)
May 21, 2007
The Full Plan Monty (135 Fernwood Drive)
It was the doors, tile work, and staircase that caught our attention. It was the full on floor/architectural/renovation plans (pdf) that secured its spot on the site. What can we say, we're total real estate (and renovation) geeks.
∙ Listing: 135 Fernwood Drive (7/4.5) - $4,285,000 [Barbagelata] [Plans (pdf)]
Posted by socketadmin at 9:10 AM | Permalink | Comments (7) | (email story)
May 9, 2007
JustQuotes: Not For Sale (But Perhaps For Inspiration)
“A person might think that taking down walls eliminates cabinet space. While it's true that the new kitchen doesn't have traditional upper cabinet space, it more than makes up for it in efficient storage walls and drawers. All of the cabinets are along one wall, wrapped around double wall ovens. Under the countertops along the wall and on the island, the designers installed drawers for plates, pots and pans.”
∙ Dramatic Oakland kitchen remodel melds influences of Asia, Africa [SFGate]
Posted by socketadmin at 8:00 AM | Permalink | Comments (5) | (email story)
May 2, 2007
Before And After And On The Market (1326-28 15th Avenue)
And speaking of fixers, we’re always suckers for some good before and after photos. And as a tipster notes, sfnewsletter’s pictorial of 1326-28 15th Avenue fits the bill.
UPDATE (6/6): Sold on 6/05/07 for $1,610,000 (16.2% over asking).
∙ Listing: 1326-28 15th Avenue (4/2.5 - 1/1) - $1,385,000 [McGuire] [MLS]
∙ A SocketSite Reader’s Report*: Fixers Flying Fast [SocketSite]
∙ Some Makeup (a little), Some Elbow-Grease (a lot), Some Action (a ton) [sfnewsletter]
Posted by socketadmin at 5:45 AM | Permalink | Comments (5) | (email story)
May 1, 2007
Garcon, There’s A Couch In My Kitchen (785 Cole)
Well, it looks like we weren’t the only ones to get the ‘pocket listing’ email last week. Hey, it happens. And regardless, it’s the two/three room Jensen & Macy remodel that caught our attention (kitchen, master bed/bath). We're particularly fond of the wall of doors from the kitchen to the deck. And no, we can’t explain the Barcelona Couch in the Kitchen.
UPDATE (8/6): Closed escrow on 8/3/07 with a contract price of $1,900,000.
∙ Listing: 785 Cole (3/2.5) - $2,000,000 [John DiDomenico]
∙ New Lows in Marketing [SF Curbed]
∙ Jensen & Macy [jensen-macy.com]
Posted by socketadmin at 8:31 AM | Permalink | Comments (17) | (email story)
April 18, 2007
The Palmtag Muzzio Bowen Mansion (Just South Of Santa Cruz)
Once again, this one’s not in San Francisco. But it is just fifteen minutes south of Santa Cruz. And as you’re probably aware, we have a serious soft spot for stunning renovations. The Palmtag Muzzio Bowen Mansion is a beautifully restored Victorian that manages to maintain its period feel (including a mint 1915 Glenwood stove) while adding modern amenities and features (Fisher & Paykel dishwashers, Sub-Zero refrigerator, and radiant heat throughout).
If you buy it, forget about the housewarming. How about a weekend in the carriage house instead?
∙ Listing: Palmtag Muzzio Bowen Mansion FOR SALE: $3,850,000 [pmb-mansion.com]
Posted by socketadmin at 4:30 AM | Permalink | Comments (7) | (email story)
A Funny Thing Happened On The Way To The SocketSite Forums
The newest use of SocketSite’s Real Estate Forums: "plugged-in" buyers banding together to investigate a group purchase of (and discount on) hardwood floors and upgrades for condos in a new development.
∙ Infinity Buyers Band Together for Upgrades [SocketSite's Real Estate Forums]
Posted by socketadmin at 4:20 AM | Permalink | (email story)
April 13, 2007
The Actual Cost Of Building In San Francisco
A “plugged-in” reader goes to the head of the site for his/her must read comment and insight into building a home in San Francisco. The punch line: “This is possibly one of the hardest places to build on the planet, and another reason property is expensive here. If the stars align, you might make some money. There's also lots of chances to loose your shirt.” Our reader’s back of the envelope calculations and commentary (with slight editing for format):
"Having just built a new house, ground up in San Francisco - as unlikely as this sounds. . . . it almost surprises me that house prices are not higher. The cost of construction is shocking. When we do have the big shake. . . . Rebuilding is going to be ridiculous.
Here is some back of envelope math (in part based on my experience).
1. Minimum present cost of a 'regular' (ish) lot on a street that you would want a 'dream home': $700,000
2. Closing costs: $6000
3. Raw construction cost: 2400 sqft @ 400/ sqft . Yes, construction will cost that, unless you are the contractor, for a 'moderate' custom home. Forget what the permit forms say!: $960,000
4. Permit fees/surveys/school fees/wastewater capacity charge/PG&E fees/geo-tech report: $45,000.
5. Architects/ engineers/ specialist fees. Assuming a basic service, no lighting design, minimal interior design, nothing too unusual (i.e. shoring): $96,000
6. Interest on lot during planning (assume 1 year, for a non controversial, ha!, permit): $30,000
7. Interest for construction loan (1 year period): $60,000.
Total cost = $1,897,000
Note: If you have a pretty high credit score, you can probably borrow 80% of construction cost, or 70% of future value (as determined by the bank). So, you will likely need about $375,000 skin into the game. . . . . .
This is before you factor in *risk* that you may never get a demolition permit, that the neighborhood might keep you in appeal purgatory, that construction prices wont go up 'cause of China', or that you won't be moving into your dream home for 2-3 years! You will also need 35% down for the lot, unless you buy a house to tear down (but then you may not be allowed to, see above). . . . You will likely have to pay the architect and permit fees out of pocket, though you may be able to roll some of that into the construction loan if the end valuation and loan ratios support the numbers (unlikely). You will also spend a lot of your life working on the project! Your friends may no longer recognize you ;-)
This is possibly one of the hardest places to build on the planet, and another reason property is expensive here. If the stars align, you might make some money. There's also lots of chances to loose your shirt.
Not impossible. Not a picnic! Definitely a unique experience."
[Editor's Note: Grade A+ comment. Thanks for sharing and thank you for "plugging in!"]
∙ Not Just Cool But “Uber Cool” In Sunnyside: Reader Comment [SocketSite]
Posted by socketadmin at 11:58 AM | Permalink | Comments (28) | (email story)
April 12, 2007
Not Just Cool But “Uber Cool” In Sunnyside
Like there’s any chance we could pass up a listing described at “uber cool.” Okay, so perhaps it was actually the pictures (and floor plans).
∙ Listing: 745 Detroit (3/2.5) - $1,700,000 [Sotheby’s] [MLS]
Posted by socketadmin at 4:30 AM | Permalink | Comments (66) | (email story)
April 2, 2007
It’s Official: Welcome To SocketSite’s Real Estate Forums
Looking for a rough idea of what it might cost for a down to the studs remodel in San Francisco? Or perhaps you’ve been wondering what’s happening with the condo conversion of Rincon Towers? Well, you're not alone. And thanks to the SocketSite community (and Real Estate Forums), we’re starting to accumulate answers to, and insights into, these topics and more.
The Forums are an opportunity for "plugged in" people across the Bay Area to ask and answer real estate related questions, to share or debate ideas or insights, or to simply start a discussion that's top of mind (without being "off topic" on SocketSite).
We’ll highlight a few of the Forums features and functionality early next week (such as the ability for registered readers to directly exchange private messages). In the meantime, please consider taking a moment to poke around, register a profile, and join in the discussion. Speaking of which, can anbody answer a reader’s question concerning The Infinity’s total construction budget and profit margin?
Welcome to SocketSite's Real Estate Forums. And as always, thank you for "plugging in."
∙ General cost to remodel in San Francisco? [forums.socketsite.com]
∙ Rincon Center [forums.socketsite.com]
∙ SocketSite’s Real Estate Forums [forums.socketsite.com]
∙ Questions about the Infinity's total budget [forums.socketsite.com]
∙ Another Way To “Plug In” (And Never Be Off Topic Again) [SocketSite]