Things that make you go "hmmmm". 215 Moulton

215 Moulton St. Back on the market. But not "BOM".

Purusing new listings in Cow Hollow I came across 215 Moulton after having just seen it weeks ago. Naturally I assumed it meant it had expired or been withdrawn unsold. But actually, it did sell with a Close of Escrow on February 26th.

Not even 30 days later it's back on the market asking $59,000 more than it sold for last month. Definitely not a flip since that amount would not cover all costs of a purchase and sale. Someone had a change of heart. Hmmm.... wonder what the scoop is here?

Ahh - I just read all of the marketing remarks - this is the last sentence "On the market again due to job transfer."

3020 Laguna now for-rent AND to be demolished

Only in San Francisco - 3020 Laguna St, a recently sold Single Family Home in Cow Hollow has a Craigslist ad that says "The House Will Be Demolished In A Year To 18 Months. When Owner Has His New Construction Permits."

Further the ad says "Antiquated Pre-1900 Construction 1-3 Bedroom House 1 1/2 Blocks From Union Street. The House Is Not Glamourous Or Contemporary In Any Way."

Yeah, no kidding. Check out my video walk through from 3 months ago.



Hey, but they're only asking $3,200 per month. More than a little over priced in my opinion.

Luxury Market stats in "D7" - north end of SF

Pacific Heights, Cow Hollow, the Marina, Presidio Heights $2M to $3M market.
A quick look at the past 6 months as compared to the same time period in each of the prior 6 years. This is the $2 million to $3 million Single Family home market in Pacific Heights, Presidio Heights, the Marina & Cow Hollow. With all sales btwn $2M and $3M most of the average and medians for these time periods were right around $2.5 million so I'll focus on price per SqFt, and the size of home you can get for that price, and number of sales:

'03-'04 - 25 sales, $713 per SqFt, 3,586 Avg SqFt
'04-'05 - 25 sales, $793 per SqFt, 3,140 Avg SqFt
'05-'06 - 14 sales, $1,026 per SqFt, 2,634 Avg SqFt
'06-'07 - 20 sales, $847 per SqFt, 2,937 Avg SqFt
'07-'08 - 9 sales, $918 per SqFt, 2,793 Avg SqFt
'08-'09 - 8 sales, $901 per SqFt, 2,806 Avg SqFt
'09-present - 14 sales, $802 SqFt, 3,290 Avg SqFt

Oh so many caveats here. For one I had to take out the Bourn Mansion sale - 2550 Webster was an extreme fixer that had 9762 SqFt for "only" $2.79M. Of course that buyer is going to put in MILLIONS of dollars to restore it and it seriously skewed the price per SqFt and the average SqFt.

Secondly, this price range and area is notorious for private non-MLS Sales (and this is all San Francisco MLS data) and for "undisclosed" prices.

Still, the above is general guidance. Prices are back to the late '04 early '05 levels with Sellers becoming more realistic and total sales improving over the past 2 years' results. But sales are up, and the anecdotal evidence from agents in my office is that there is a LOT of off-MLS sales happening right now. Sellers and Buyers are cutting deals. This is one of those times I think it's a good time to be a Buyer or a Seller. Well, Sellers might not think that because prices are way down from peak, but if you want to sell, there is definitely demand right now. And if you want to buy, you should find it easier to negotiate a deal rather than finding nothing but unrealistic and totally inflexible sellers.

Well, maybe they still aren't
<------ this flexible.

Golden Gate Bridge View Roof deck at 51 Pixley

Panoramic views from 51 Pixley's roof deck.

This Single Family home in San Francisco's much sought after Cow Hollow neighborhood is asking $1,495,000 after a very brief time on the market last may at $1,695,000. I should have done a full video walk through because there are no photos in the listing. But overall I felt the home flowed reasonably well - but not being remodeled $701.88 per SqFt might be a bit high.

Cow Hollow Single Family home for $950,000

Well I wrote on December 16th that 3020 Laguna Street was "coming soon" - see video report below. I called the Listing Agent today for an update and he says it was submitted to the San Francisco MLS manually since he is not a member of the San Francisco Association of Realtors. That manual submission he figured would take a day, and it was submitted Monday. It's still not on the MLS as of 6pm today January 6th.

If you'd like to be informed immediately when the home comes onto the market be sure to create an account at www.SF-MLS-Search.com

Or check back regularly for all For-Sale properties in Cow Hollow at Cow Hollow Homes for sale.

Coming Soon & the tale of 1 Cow Hollow block?

Is Cow Hollow hot enough that only a "coming soon" for-sale sign is enough to sell the home? The tale of a few similar homes on 1 Cow Hollow block.

In the below video I was just walking by and noticed a "Coming Soon" sign - and in my video was trying to remember past prices.... so a few quick facts to correct what I recalled on the fly in the video:

3055 Laguna - a single family home in Cow Hollow, was asking $829,000 and just sold on 11/22 for $929,000. Apparently with 5 offers.

I then refer to a home across the street that sold for "about a million". Well, in 2003 it sold for $850,000 but then in 2007 it sold for $1,389,000. Whoa! For some reason I thought it went for $1.1 or so.



Then to the home in question, 3020 Laguna with it's "Coming Soon" sign. The agent told me over the phone that he had it on his website, but I don't see it there (www.mariomarianirealtor.com). He said it was listed for $1.3 million or some really high number, but that everyone assumed it would probably sell somewhere in the $900,000's.

Well - in this video - I do a walk through - and yes, $900's is it's maximum value.


Finally, I refer to 3041 Laguna as a multi-unit building but it was just a much larger single family home with multiple levels. Check out the before and after photos here:

BEFORE
Sold for $1.1 million in Nov 2005 (915 SqFt on a 2173 SqFt lot)



AFTER
A "private" sale (just outlawed by the San Francisco Association of Realtors). But just visit propertyshark or zillow and you'll find public tax record info. But suffice to say, when it was asking $3.75 million you know it sold for over $3 million.




So - what to do with the home in question? 3020 Laguna. Try to create a $3 million home ala 3041 Laguna, or some how pull off a $500,000 increase with next to now work? Ahh right, that's yesteryear's market. Stay tuned, and we'll report on what happens to "Coming Soon" which is STILL not on the San Francisco MLS.