Eileen Bermingham's Blog

Mission Dolores Project Units Sell for Way Over Asking

Posted On: Wednesday, November 30, 2011 - 6:00am
Topics: Buyers and Sellers

I toured 3883-85 20th Street adjacent to Mission Dolores Park when it came on the market in August. The vacant property was listed at $1.3M was essentially a shell of a property, with plans to remodel and legalize it as a two-unit building. There was a large yard and an additional housekeeping unit in the back.

Welcome to the Holiday Home Stretch

Posted On: Monday, November 28, 2011 - 6:00am
Topics: Buyers and Sellers

One of my favorite times of the year to represent buyers is now---right after Thanksgiving, and through the end of the year. Though inventory is lighter, buyers are fewer and my clients can usually get good deals.

I've been noting at least half a dozen price reductions daily, which means sellers are attempting to be competitive so they can at least get into contract before Christmas. Buyers running around with cash who can close before December 31st are in strong demand,

Wraps Off: Noe's "Luxe" Condos Closer to Market

Posted On: Monday, November 21, 2011 - 6:00am
Tags: the luxe noe valley | Topics: Buyers and Sellers

The scaffolding is down and the neighborhood interest is up at The Luxe condo development, which has been in the works for several years. (For a bit of history, click here.) But it looks like the six-unit project will have its official opening in January.

There will be three 2BR/2BA units priced at around $900,000, according to

Mission Fixer Finds Its Price

Posted On: Monday, October 31, 2011 - 6:00am
Topics: Buyers and Sellers

The feeding frenzy at 949 Hampshire in the Mission in early October wasn't surprising: A large Victorian project house had just hit the market for $599,000. The property had been in the same family for many years, and was officially ready for its next owners.

The broker tour was flooded with couples eyeballing the possibilities for building sweat equity, alongside contractors taking measurements of various rooms. All the signs for potential value increases were

My Top 5 Condo Dealbreakers

Posted On: Friday, October 28, 2011 - 6:00am
Topics: Buyers and Sellers

You've spent three hours surreptiously looking at various real estate Web sites at work and have narrowed down your favorites for this Sunday's open house tour.

The trouble is, three of those units have HOA dues that are well above what you can afford, and another two have serious pet restrictions.

Knowing the fundamentals about a condo and its HOA can save you time when it comes to targeting your search. I thought I'd put together my Top 5 dealbreakers to help all

Outer Parkside Fixer Gets 51 Offers

Posted On: Monday, October 24, 2011 - 6:00am
Topics: Buyers and Sellers

The unassuming fixer at 2637 Wawona in the Outer Parkside was listed a couple weeks ago for the low, low price of $349,000. The home was about 1,000 square feet, with two bedrooms and one bath up (and an unwarranted room and bath down).

There was also a large, level backyard and a nice location near Lakeshore and Stern Grove. Though it needed TLC, the home had good bones.

Due to extremely strong interest---and an undoubted number of requests to submit "pre-emptive

RSVP for the TIC Workshop

Posted On: Thursday, October 13, 2011 - 6:00am
Tags: tenancy-in-common, TICs | Topics: Buyers and Sellers

Tenancy-in-commons (TICs) aren’t always the most straightforward of property types. I get regular inquiries from confused home seekers who’ve come across a large remodeled flat in, say, NoPa, that seems like a good deal. And it might be. But it’s not a condo, it’s a TIC. And there are big differences between condos and TICs.

TICs are very unique to San Francisco, and many home buyers n

SF Market Heads Into the Home Stretch

Posted On: Wednesday, October 5, 2011 - 6:00am
Topics: Market Statistics

The third quarter of 2011 is under our belts, and it's a good time to assess the current San Francisco market.

My response to the typical "How's the market?" inquiry that I get from clients, neighbors and friends continues to be: "It depends where you're talking about." San Francisco has its fog/warm weather microclimates, and it also has real estate microclimates.

Since the downturn of 2008, some neighborhoods have been moving along somewhat unscathed (Pacific

Most Expensive House of the Week

Posted On: Monday, October 3, 2011 - 6:00am

Sold for $100,000 over its $5.5M asking price in just three days, 2531 Washington in Pacific Heights closed escrow last week for $5.6M. That makes it the most expensive property sold on the market in San Francisco last week.

The 6BR/4.5BA, 5480-square-foot restored Victorian on a wide lot was completely rebuilt from the foundation up. It features twelve-foot ceilings on the main and upper levels, family room with doors opening to the terrace, plus a lower level with an

Luxury Inner Richmond Condos Seek Buyers

Posted On: Monday, September 19, 2011 - 6:00am
Topics: Buyers and Sellers

I toured the four new construction condos at 2900 Fulton recently and was more impressed than I thought I would be. Purchased for $1,125,000 in 2009 with full entitlement to build the current units, 2900 Fulton was transformed into four two-level luxury condos with 3BRs and 3-3.5BAs each.

They all have one-car parking (except unit 1, which has deeded parking for two spaces). Finishes are high end and feature outdoor spaces and nice park or Presidio views.

My favorite

Eileen Bermingham

Eileen specializes in representing buyers and sellers of single-family homes, condominiums, TICs and multi-unit buildings in San Francisco.
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