Join us this afternoon at our latest listing at 301 Guerrero Street from 3:30 p.m. and check out recent home sales in this edition of In the Know
View this email in your browser


And that was 1/12th of the year. While every day has felt like a Thursday or Sunday, time nevertheless marches on with more homes coming onto the market and getting sold. We had a busy month closing the purchases of a few of our buyers, sales for our sellers, and helping yet other buyers look and sellers in preparing their properties for market — including a fantastically updated, sprawling, Mission Dolores condominium at 301 Guerrero Street that you can see this afternoon during our Live Virtual Open House Today from 3:30 – 3:50 p.m. (Click here to join the Zoom)

Here’s what’s been happening over the past few weeks:
  • A big backend change for us agents may impact the number and quality of listings you may see on the market through, Zillow and Redfin. A years-long effort to merge and harmonize the backend databases that make up the various multiple listing services of the Bay Area (the MLSs), finally went online last week that merged all of the data feeds, archival data and listing requirements (why they didn’t do this in December is beyond anyone). For the short term, this may mean that property search results may show duplicates, omit 2+ unit property listings or simply omit listings altogether, the benefit is that the databases are supposed to allow for greater access across the region. Indeed, every year there a number of out-of-town listing agents that don’t get around to putting their properties onto the local San Francisco MLS that will now be included. This also means that more buyers may have more access to San Francisco than ever before.
  • Like Prop 19, which is the new law that allows a low property tax assessment basis to be applied anywhere in the state, a harmonized MLS means that San Francisco may be on the table for buyers who may not have thought they could afford it here. We’ll tackle Prop 19 and what it means for multigeneration owners later on in the spring as it really comes online in April 2021.
  • Over the past 10 days, of the 65+ single-family houses that went into contract in San Francisco, 75% of them went into contract within 30 days of debuting on the MLS.
  • Likewise, of the 87+ condominiums that went into contract over the past 10 days, 58% percent of them went into contract less than 30 days, compared to less than 20% at the end of last year.

As always, thank you for reading In the Know. We have more than 650 subscribers and our readership keeps expanding. But we can’t do it without you, your referrals and your loyalty. Thank you. So be sure to think of us anytime real estate comes to mind as we’ll be here to help you and yours out. 

Very Truly Yours, 

Kevin K. Ho, Esq. 
Vanguard Properties 
Broker Associate | Attorney | Top Producer | REALTOR

DRE 01875957 | SBN 233408
(415) 297.7462 |

Jonathan B. McNarry 
Vanguard Properties 
Broker Associate | Top Producer | REALTOR

DRE 01747295
(415) 215.4393 |

Raffi McNarry-Ho 
Real estate super dog and Black Labrador Retriever extraordinaire 
Facebook Us
Facebook Us
Tweet Tweet
Tweet Tweet
Our Slice of the Internet
Our Slice of the Internet
Email Us
Email Us
What Are We Seeing?
What Are We Seeing?
We’ve been busy lately. Take a watch of the listing at 301 Guerrero Street featuring me and Raffi. 
Our latest listing at 301 Guerrero. Large, warm, comfortable. 301 Guerrero — a 1,600+ sqft condo with 3 beds, 3 baths, 2 parking spaces + deeded storage room — dates from 2003 but has just been updated for 2021’s lifestyle. With two main en suite bedrooms (each with walk-in closet), there’s a third bedroom that can easily be your shut-the-door home office. 
As overheard, contact us for details.

The market remains inconsistent, with some houses and condominiums selling like hotcakes with multiple offers at strong prices while other perfectly good and solid properties sit. Evidence of that can be seen below.
TIC Status — Who Cares? The Views Are Worth It (and the new construction too). 672 Grand View Avenue is a sister TIC unit of 674 Grand View Ave, a 3-bed, 3-bath, 2300+ townhouse that went into contract this week that is still under construction. 672 is much like 674 — multiple levels, private elevator, multiple parking spaces, and 2,300+ sqft. Slated to be done within 60 days, the unit is being sold off-market at $1.7M+

1211 26th Avenue is a nicely done Sunset home near Lincoln next to Golden Gate Park. With 3 beds, 2 baths and about 1,500 sqft the buyers here went in preemptively at $1.45M (the list price was, of course, $1.098M). After getting a “no,” the sellers thought about it again and after some more negotiating the house will sell at $1.5M.
The Winchester Mystery house vibe was definitely on display at the relatively ho-hum, but larger, Inner Parkside house at 2255 14th Avenue. The odd-bird variation of the Sunset style home had 3 bedrooms and 3 bathrooms over two levels. The odd-bird layout didn’t deter more than 150 sets of buyers asking for disclosures for the nearly 1,600-sqft house that was listed at below-value $1.095M price (common practice for the western part of the city). And on the offer date, there were 25 offers with the winning one being among the many that broke the $1.7M barrier.

The rare 4-bed, 3-level, decently redone Miraloma Park house at 514 Myra was also listed at a low $1.388M. With big views, a cute block and throwing distance to Miraloma Elementary, the property received multiple offers and is in contract above $1.7M for just under 1,600 sqft of living area.

The 3-bed, 2-bath, no-parking, 1,300+ sqft condominium at 63 Walter Street near Duboce Park was listed for 7 days before their offer date. Listed as “coming soon” since November last year, the top-floor unit is a mix of traditional finishes but fantastically updated modern bathrooms, skyline views from the walk-out patio next to the opened-up kitchen-family-dining area at the rear of the unit. Of course, the property is in contract over its $1.298M list price thanks to the 18 offers it got. Just how much remains to be seen.


More information.
More knowledge.
More power.

Begin Here »
See How Here »
What’s Showing (Virtually)
Find Them Here »

Why did you get this newsletter? Usually, we would say because we met at an open house of ours and you signed u0 there. But given 2020 and the bar on open houses we think that you’ve either signed up on our site, or that we’ve singned you up. In any case, we will keep your information private (not even Vanguard Properties will get it). Our clients making informed decisions whether it leads to better buying or smarter selling — sometimes both — is why we do this newsletter. Keep in mind that real estate is a tricky business to predict and that things are subject to change (as 2020 clearly shows that this is the case). Learn more about us and where you fit into the market, by visiting our website here

Like Us On Facebook Like Us On Facebook
Follow our tweets on Twitter Follow our tweets on Twitter
Visit Our Site Visit Our Site
See What We're Snapping on Instagram See What We're Snapping on Instagram
Our mailing address is:
Vanguard Properties
2501 Mission Street
San Francisco, CA 94110

Add us to your address book

Email Marketing Powered by Mailchimp

This email was sent to <<Email Address>>
why did I get this?    unsubscribe from this list    update subscription preferences
Vanguard Properties · 2501 Mission Street · San Francisco, CA 94110 · USA