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It’s November. It’s after the elections. It’s the last part of our up and down year. What’s happening in our housing market right now?  
 
It’s looking brighter. San Francisco went to the polls last week and we saw the failure of both housing initiatives for sure, but we did see folks get elected who have pledged to combat some of the challenges we’ve been seeing around housing and quality of life issues. Speaking of quality of life, as you’ll see from this edition’s header image of Raffi visiting the Doggy Diner statues in Golden Gate Park’s JFK Drive, when given a chance to keep this section of the park car-free, voters overwhelmingly approved the measure to keep this slice of urban green area sealed off from car traffic thereby adding to everyone’s overall quality of life (and to nearby property values presumably!)  
 
Marketwise here’s what we’re seeing: While a lot of folks have been taking the ‘wait and see’ approach to buying this fall, which is understandable given economic uncertainty and rising mortgage rates, for folks who are making moves now — like our clients who scooped up a Bernal Heights home at a 2018 price with $300,000 worth of premium, future-proofed upgrades — will be the ones who will look back and be that much happier that acted when opportunity presented itself (see more below).  
 
How long that window lasts is uncertain as we’re seeing more people make moves again. Folks waiting for prices to hit ‘rock  bottom,’ the following data may show that you’ve missed it (which tends to the case because by the time the bottom comes and goes most won’t realize it). The median home sale price, for example, ticked up from October’s $1.6M figure up to $1.8M as based on our most recent data survey you’ll see below. Days-on-market figures, which had been growing longer are now getting shorter again, lessening by a full week for condominiums. And multi-unit properties are gaining traction (especially if vacant) as folks diversify their investments as our sale on Anza Street also shows. Last, TIC sales have looked more appealing as rates for single-family houses and condominiums have gone up. While TIC rates for 30-year fixed loans (which are in themselves new) had been, at one point, around the 5% range, but have since inched upwards while jumbo rates have come down thanks to lower-than-expected inflation numbers.
 
Other points:
  • Jumbo 30-year fixed loans from Citibank and Wells Fargo are averaging in the 5.375% - 5.625% range, depending on credit, etc.
  • Read our take in the San Francisco Chronicle’s Sunday Real Estate Section about what mortgage rates are likely to do for the near future below.
  • Read our thoughts on the end of Daylight Saving Time (also in the Chronicle) and how it may impact how you view a property during open house times below.
  • While San Francisco housing inventory for sale remains relatively high, it’s still in-line with historic trends and is starting to do its expected holiday retreat
  • List prices continue to be a sensitive as evidenced by the fact that there as nearly as many price reductions each week as there are new listings.
  • There are some fabulous and well-designed properties on the market as we speak. If you didn’t catch them yet you can always ping us to setup a showing or check out our YouTube Walk-Throughs of them here. We’re nearing 500 recent walk-through videos and there’s probably something among those that should spark some interest!
 

We have more than 750 subscribers to In the Know and our readership keeps expanding. But we can’t do it without you, your referrals and your loyalty — thank you for that. Be sure to think of us anytime real estate comes to mind as we’ll be here to help you and yours achieve your real estate goals. Happy reading. 


Very Truly Yours and Best, 


Kevin K. Ho, Esq. 
Vanguard Properties 
Broker Associate | Attorney | Top Producer | REALTOR
DRE 01875957 | SBN 233408
(415) 297.7462 | kevin@kevinandjonathan.com







Jonathan B. McNarry 
Vanguard Properties 
Broker Associate | Top Producer | REALTOR
DRE 01747295
(415) 215.4393 | jonathan@kevinandjonathan.com


Raffi McNarry-Ho 
Real estate super dog and Black Labrador Retriever extraordinaire. See his listing resume here.

 
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What Are We Seeing?
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Come Visit Us Today

You'll love the wonderful home we will be holding open today at 438 Steiner Street, where we will be from 2 to 4 p.m. 438 Steiner is a top-floor, nearly 1,900 sqft residence that emphasizes a quality home life where you can plonk down, entertain and enjoy this spacious apartment that has both an open-planned feel and the coziness of your own private spaces. Bathed in sunlight year round, 438 offers various ways to live, entertain and enjoy. The bright, just-updated kitchen opens to a shimmering nook where you can have every meal of the day as well as setup your latest project or host a Zoom meeting (that is if one if the 3 large bedrooms, living room or dining room aren’t suitable backdrops for that discerning Zoom audience). With nearly 11-ft tall ceilings, newly installed dimmable designer lighting will allow you to set the right ambience at all times of day. Impeccable finishes and practical considerations like having 2 full bathrooms and newly installed in-unit laundry blend together seamlessly. And when the need to go outside strikes you, and if Duboce Park or Alamo Square are too far for you, look no further than your sheltered exclusive, east-facing rear balcony with a heat lamp above, which leads down to a well-landscaped, shared private garden with low voltage lighting, ornamental plants and a large picnic table. Onsite parking and storage blow complete the nest. 438 is the one you’ve been looking for and will serve as a wonderful home for those lucky enough to make it up there. 
  • Watch Raffi’s Walk-Through Here
  • Visit the Property Website Here
  • Walk-through the Property via Matterport 3-D tour Here
CONGRATS to Our Buyers in Bernal Heights 

After starting their home search with different agents, our latest success story made the switch and started working with us earlier this fall. The design-focused couple needed to have a home match them. A quality home with smart design elements, potential to personalize and something that has an outdoor space, potential and that's sunny, safe and quiet. And that's exactly what they found at 93 Santa Marina. Bought for $1.71M in 2018, the sellers updated this detached-on-3-sides home with new windows, an expanded kitchen (that features a huge island with a TV that comes up from inside at a touch of a button, two very luxe bathrooms, a full-sized yard (rare in Bernal) and all the future proofing you'd want — 200 AMP power, solar panels, a Tesla power wall and air conditioning (yes, AC!). Only a few months ago this home would have easily sold for well above its $1.695M list price. Now, with a shifting market (and the fact that has been a massive street works project going on next to the house over the past weeks — which is great for open houses) our clients are getting this home for under what the sellers paid for it in 2018. A fantastic outcome that made everyone happy! This is a home where the photos don't really do it justice, which is why we made a walk-through of it. Take a watch here.  
CONGRATS to Our Sellers in the Richmond District

Among our loyal and repeat clients, our sellers at 3136-3138 Anza Street in the Richmond District left San Francisco with a heavy heart this summer to move back to the East Coast to be closer to family. After they left, we helped oversee this property's preparation with a few strategic updates. The home is stylishly updated Arts+Crafts home with legal in-law unit for a total of 5 bedrooms, 4 full bathrooms, 1-car garage, serene yard and air conditioning for a combined total of 2,824 sqft of living area near Geary and Golden Gate Park. Ideal for a variety living arrangements or supplemental income interest and traffic was steady for the 3.5 weeks were on the market. The right set of buyers came through last weekend's open house and it was one of the cases where we knew they were a match for the property. After a couple days of talking with their agent (who happens to be one the buyer's father), they wrote a non-contingent offer at full list price of $2.195M with a large cash down payment and 30-day close that our sellers accepted. Take a look at property as we have two videos (one with Raffi and one with Kevin rambling on) below. 
Raffi’s Sweetie Shop of Real Estate Sales Data

As you sort through the last of the Halloween candy you might have sitting around, satisfy your real estate sweet tooth for market data with our latest look to see how this fall is holding up to last year’s sales during the same time period. 
 

OUR PROPERTY VIDEOS + WALKTHROUGH VIDEOS

There’s a lot to see out there and you can’t be blamed if you can’t get out there to see it all, which is one of the reasons why days-on-market figures are going up as there is a lot for buyers and agents to go through. This is where we come in — as we’ve been out seeing properties and posting our walk-throughs on our YouTube Channel here (we’re up to 498 recent ones but have almost 1,000 walk-throughs we’ve taken over the years).

Care to walk and talk?
 
Some Properties That Caught Our Eye 
A unique architectural view home in Cole Valley (well, perched above it). 
A 2-Unit Victorian Fixer on Henry Street with a teaser price (offers on Thursday).
What many millions of dollars can get you in Noe Valley.
And a Fabulous Mid-Century, View Home Fixer on Corbett.
ACTION ITEMS FOR YOU:
Find a Property
Look Up Open House Info
Ping Kevin+Jonathan

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