Setting a List Price: a conundrum for Sellers and issues for Buyers
Soaring prices, congestion, Google buses, gentrification etc. are all signs of change and reinvention of San Francisco
In this highly competitive market, creative thinking by buyer and agent can win over competing offers.
A brief overview of the next three condominium developments, of size, in San Francisco
A case study of helping a seller maximize returns
A brief look at what's driving the San Francisco residential market and some thoughts on 2014.
A brief look back at the 2013 residential market
Comps are limiting. Instead of just using comps, some original thinking maximizes a seller's proceeds.
The recent America's Cup was just a blip on the upward trajectory of residential housing.
Questions of the day - Will San Francisco residential prices keep appreciating? Are we in a bubble?
In just about 10 years, upper-end condominiums in a few south of Market Street neighborhoods have become more expensive than those on the northern side of the City.
The Transbay Terminal is taking shape and will anchor the northern end of SOMA when completed in 2017.
A brief update on some factors affecting the current San Francisco residential market.
Everyone seems to think that we are in a very hot market. The question is, how long will it last and how much will the appreciation be when all is said and done.
With interest rates so low, it is a good time to refinance. In some situations, maybe not.
There are a number of issues regarding the buying of a condominium with or without parking.
2012 represented a dramatic up-leg in a new cycle for San Francisco residential prices.....More to come in the next five years.
During the 2000 - 2010 decade about 10,000 condominiums were constructed south of Market Street. What's next?
Some thoughts on why inventory has been so low throughout 2012.
Using the American Dream metaphor to compare the winning Giants and San Francisco real estate
The benefits and basics of adding solar to your home
Thoughts on buying and selling in this market.
An update on San Francisco's next wave of major condominium developments
Why some buyers are paying 15% or more over list price.
Some interesting historical and architecture information on San Francisco's Cow Hollow
A few Russian billionaires are driving New York's high-end real estate market. San Francisco's many tech companies are impacting all levels of the San Francisco market.
Some thoughts on the dearth of supply and the future
The great recession is over, and San Francisco residential real estate is getting back to "normal."
A recap of 2011 and some thoughts on 2012
Feel lost in the Market? We have no map.
Though there are more single-family homes in San Francisco, their turnover rate is less than the turnover rate of condominiums. Some thoughts on the issue.
The San Francisco residential pie is smaller than it was just a few years ago.
Making some sense of the market where "investment" and not "trade" is the operative word.
The new Madrone condominiums in Mission Bay represent a good opportunity, but buyers would be wise to engage knowledgable experts to navigate this tricky market.
Some comments on the many recent news stories about real estate.
Tech demand is outstripping traditional core demand (lawyers, bankers, insurers, etc.). Tech is hiring; traditional is not. Residential is feeling the surge as well.
While there is good news about San Francisco residential real estate, there is not so good news about real estate in many other parts of the country. Thus, feelings of good and bad.
Aspen may be the most expensive town in America, but San Francisco has everything Aspen has except the snow.
Here is a brief update on recent sales and values at the Seven Sisters condominiums south of Market St. in San Francisco.
Some thoughts on creating wealth through residential ownership and where the real power lies.
The game of baseball is a metaphor for life, and often times, a metaphor for real estate.
This Pulse looks are at some major developments underway that will have a postive impact on all San Francisco neighborhoods
Your choice: succumb to the media's fear mongers or engage reason, analysis and expertise.
While the market continues to perplex, there are a couple of insightful articles that are worth reading.
There are some major improvements taking place south of Market that are having a postive impact on the adjoining neighborhoods.
A description of a client's tug-of-war between doing what is financially smart versus dealing with a myriad of market unknowns.
The Board of Supervisors killed a promising development to add to the City's housing stock. Some unintended consequences are likely to arise from its demise.
A brief overview of San Francisco condominium prices - peak to trough and rebound.
Here are some insights into what makes up HOA dues and why they vary so widely.
The San Francisco condominium building boom over the last 10 years has many similarities to what took place in the 1920s.
The Transbay Transcit Center development is poised to move forward. Here's an update.
Here's a brief, sometimes whimsical, recap of 2009.
The seven high-end condominiums in the City are hereby christened the Seven Sisters. But how did they earn that name? It has to do with amenities, location and PulseFactors’ proprietary analytics.
While the majority on the sidelines think they are watching the real estate story play out, waiting for the game to change, thousands of others are writing their own stories.
There's no need to be in a state of paralysis when it comes to buying and selling decisions these days. It's more a matter of asking the right questions, evaluating the right information and thinking long term.
Looking for a condominium in and around SF's SOMA neighborhoods? You're in luck - PulseFactors.com is here to help you sort through the mounds of data out there.
If buyers adhere to certain criteria for a good deal, then they don't need to worry about whether we are at the market bottom or need to be concerned about the latest news out of Washington and Wall Street.
Though it will take time for the aftershocks to abate, demand/supply economics continue to prevail in San Francisco. Residential real estate here has been and will likely continue to be a profitable investment, but it is a long-term game.
Counteracting inertia in today's market requires more than just offering a low price; the buyer has to feel that he or she is involved in making the deal. It's human nature to want business to be personal and to want to feel acknowledged and in control.
Only the most attractive and well-priced homes are selling these days. What does a buyer need to do to stand out in the market?
You can rely on the news or real estate pundits to decide when to buy or sell, but if you pay close attention, you may find optimistic signs in the market to help you make a decision that works with your situation.
Waiting for the market to hit bottom before buying is a lot like waiting for the mythical Godot of No Exit to make an appearance. How will we know it when we see it if we don't know what we're looking for? And is this a smart way to approach it?
Right now, the marketplace is full of fear and confusion, but in fact, Mr. Opportunity is knocking. Most sellers are in distress, so attractive deals are possible and probable if the buyer is educated about the market, property and location.
Despite the doom and gloom about the current financial crisis, there are a number of bright spots in the San Francisco market, and attractive deals are available for savvy buyers.
While most good mortgage brokers will do their best to service their borrowers, they are not as tightly in the loop as a trusted banker, who has a better chance of knowing what is about to happen because he or she is personally connected to the decision-making chain within the institution.
While San Francisco is not insulated from the rest of the US economy, its built-in economic shock absorbers are the envy of the rest of the US. But beware of market reports, as they can be misleading.
Because single-family homes will continue to appreciate faster than condominiums, the percent spread between these two categories will widen over time.
Trying to time the market for possible short-term advantages is inconsistent with a focused strategy designed for the long haul. In the long-term, as with the stock market, quality will win out in SOMA.
Sovereign-wealth funds (foreign national governments) are buying big chunks of American financial institutions and real estate. Where does a foreign buyer go to get an overview and help in making sense of San Francisco’s real estate market? Nowhere, until now.
The Millennium is making a bold statement: this is where you want to be – for those who can afford it. The Millennium is the new girl in town, and for now, the most elegant.
The new Transbay Center will have a major positive impact on real estate on the greater South of Market Street area and probably the entire City.
Though we have all read news stories about price declines in many cities throughout the country, average prices in San Francisco are up across the city. However, for us in San Francisco the subprime crisis means that well-qualified buyers will be required to provide more extensive documentation to support their financial capabilities, and they will be able to employ less leverage than in the past.
The Above/Below the Line exercise (What amenities must I have in a property? What can I live without?) evolves over time for each buyer as he/she reviews the possibilities and becomes more educated about the opportunities and the competitive landscape. What is important is the awareness this creates which helps clarify the critical issues and the importance of each issue.
There are a total of only 296 hotel-brand condominiums out of 100,000+ units in the City, and these units are naturally more expensive than a straight condominium. Highly trained concierges, constant pampering, discounts at partner hotels and luxurious appointments come at a price, and because of the limited supply, they are hard to get.
It seems that there is a different lifestyle being offered by the Radiance and other housing opportunities in the southern portion of Mission Bay. While the area is unfolding as less urban than the developments of South Beach, Rincon Hill and Transbay, it is still quite close to the financial district and boasts great weather.
The sellers who won the game in 2006 were those who picked a professional agent who orchestrated a first rate marketing program, staged the property and made sure that the property was priced just below competitive product.
Some individuals and companies are not waiting to see what happens in the future. They are taking action, influencing the future, creating it and thus changing the world. Buying wisely, e.g. a property that has unique features, can mitigate concerns about future possible competition.
Agents can’t control what their suitors falls in love with, but they can influence the decision. With few exceptions, people buy their homes on emotion, so sellers need to merchandise and price their properties effectively to help buyers feel positive about the decision.
The bigger the building, the bigger the potential issues standing in the way of a profit when selling down the road. The competition is both within the building and within the neighborhood. Would-be buyers need to be aware of all the potential issues for a future sale when they are thinking about buying in a large building in SOMA.
It is absolutely imperative, whether it be New York, San Francisco or some other city, to gain more than a passing understanding of what the local landscape will be 5 to 7 years out – a time when today’s buyer just might be thinking of selling.
We are not likely to see aggressive sales incentives bestowed by San Francisco developers across the board, but we will see such tactics employed on a select basis by developers with secondary product, i.e. product that is location-challenged, amenity-limited and/or priced too high.
In real estate it is often said that “buyers are liars,” meaning they tell agents what they want only to end up buying something very different. Understanding and benefiting from the competitive landscape requires looking beyond the obvious and keying into the buyer’s emotional cues.