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CONDOMINIUM CONVERSION LOTTERY BYPASS LEGISLATION – HELP US and JUST SAY YES!!!!
At the end of this post find a link to all of the San Francisco City Supervisors, call or email in support of this important legislation to secure their votes and help your fellow homeowners realize their real estate dreams.
The current introduced legislation by Supervisors Mark Farrell and Scott Weiner which would enable tenancy in common owners who qualified for the 2012 condominium lottery to bypass the lottery by paying a per unit fee starting at $4,000 and increasing on a sliding scale basis dependent upon the number of years the building has entered the lottery. The legislation includes tenant protections which provide any tenants in occupancy will receive lifetime leases. In order for the legislation to pass it will require six votes from the Board of Supervisors.
MY STORY: I regularly place new homeowners into TIC’s as an entry level purchase that is affordable in San Francisco. Most cannot afford condominiums, are overqualified for the BMR offerings and MOH programs and hope to convert their TIC to condominium as an equity building perk of their ownership. The current condominium lottery process hinders these property owners from furthering their real estate ownership dreams.
A consensus must occur within a TIC group to persue condominium conversion as well as a % share of cost for the persuit. TIC owners are hard working, middle income earners. It’s not cheap to own a TIC – when the typical down payment is atleast 20% of the sale price. When a 2-6 unit conversion can take upwards of 6+ years to convert it dashes hope and stifles the desire for ownership of the TIC, and passes along an arduous process to the next owner. TIC’s are a frequently transferred type of home, with re-sale typically within 3-5 years, as an owners’ life circumstances, job, finances change. TIC’s are the most basic purchase of 1st Time Home Buyers that stimulate the real estate sales community to trade-up upon re-sale.
Many of these owners purchase with the idea of living in the home as a “starter home” and also an investment. Many want to make a 2nd home purchase in San Francisco within a few years, turning the TIC into rental/income housing which adds to the rental stock. Allowing condo conversion to occur quickly and prudently, further secures the perimeter for these owners to make that transition, and building real estate portfolio health in San Francisco.
Making this small step toward allowing the basic rights and freedom of home owners to improve their asset in San Francisco and stimulate TIC and condominium real estate transfers for move-up purchase and possible use as income property in San Francisco is good for its’ prospective and current TIC owners, the rental market, and just plain good business.
Click, Call or Email with your support as YES! for this important Condo Conversion ByPass Legislation: http://www.plancsf.org/contact-city-hall/
Thank You, Erika Burke, Realtor, Top Producer 415.321.7076 [email protected]
As you know inventory in San Francisco is at its lowest mark in more than seven years. With such a low supply comes steeper competition which can put 1st time homebuyers at a disadvantage. I like to look at it as an opportunity to be informed and prepared. (Tips at the end)
Evaluating property and the market.
With low inventory the first time home buyer may be going up against investors who are also targeting the bargain-priced or lower priced homes that are in the same pool in which you are looking. Investors and contractors come to the table with buying power, large down payments and/or cash, which can edge you out of the deal. One strategy is to prepare to compete.
In a Sellers market, a strategy that is often employed by listing agents, are to list the homes for well under the market, in hopes of attracting a large number of offers. This means each home must be individually evaluated against the market to see if this is the case. If so, the buyer must be prepared to bring their offer in at the regular market price which can be substantially, sometimes $10k-$100k or more over the inappropriately low asking price. Just because a price is listed, it does not reflect the market value or the actual final purchase price range. Conversely, some homes do not require an overbid and your agent will be able to advise you accordingly. Continue reading
On Friday evening, 11/10 I parked in a lot on Valencia St., just past 14th Street. With the helpful direction of art associate, Hope Bryson, at Fouladi Projects Art Gallery at 1803 Market Street, I walked up the hidden bike path and crossed Octavia, drawn by the art in the window and ambient lighting. A handsome couple were headed in the same direction. This was an art reception with buzz. I could feel it already.
Sitting at a long farm table was tarot card reader and gallery assistant, Ginger Murray, offering free readings to those brave enough. A nice touch, since the theme for this opening featured an impressive body of work by artist, Russell Tyler aptly named “Fortune Teller”. This is his first solo show with Fouladi Projects running from November 9th through December 15th.
I sought out and chatted with Russell Tyler and his lovely wife, Trudy Benson, who both reside, have their studios and paint in Brooklyn, NY. “Trudy is an accomplished painter in her own right”, according to Holly Fouladi, Gallery owner, “Do you know they met at Pratt Institute when they were both in school.” What a charming story, 2 painters, man and wife, living their dream. This was a 4 day trip for them, to San Francisco for the opening; and we welcomed them with lovely weather that had just turned a little cooler that evening.
Splashed along the main gallery walls were Russells’ works of art in bright bold, pops of color and texture, almost comic booky. Not unlike himself, hip and handsome, cool, bespectacled & approachable. All of his art displayed were larger works demonstrating a mash-up feeling of pop art, abstract expressionism, with each evoking a definitive feeling or spirit. He paints in a raw state, eschewing brushes for use of paints directly onto the canvas. Russell said, “I connect the lines”, indicating his approach to the structure of the peice and said, “Sometimes I have a vision and sometimes I begin and find the vision”.
Which brings me to an important philosphy in life and art ? “Is life a circle or a line?” Or is a line a circle? An ongoing debate in my own art class!
The piece I liked most, I photographed. 2 hands reaching toward the world with a third eye, a spider web, a cloud, woven string through fingers, items flying. Vivid pastels and primary blues, chartreuse, yellows brightly intertwining. Rough and childlike with mature themes. There is definite intention in Russells’ work. I asked Russels if he paints in only this style and he stated, “I have many styles”, which has me wanting to see his prior work and watch him closely in the future to see where this patently talented artist takes us.
Most noticibly is Russell’s committment to his work.You can see the progression of the paintings in this series. I took a guess at which pieces came first and confirmed that I was right with his wife Trudy, who is Rusells’ greatest fan. The last two works in the series nearly lept off the wall with their confirmation of the fortune telling theme, evoking scenes from our dream life or the idea that perhaps we can take our own future and define it or in fact design it, much like Isabelle Allende does with words. With his final pieces in the series, it seems he reached a refinement and cleansing and completion of the theme, which is sure to take Russell to his bright future with his imagined “Fortune Teller” collection. Russell received his MFA from Pratt and has been widely exhibited on the Right Coast, Canada and now the ‘City by the Bay.’
Serving champagne and wine and a custom cake with a likeness of Russells’ painting, added an entertaining food and art twist to the reception. The back room featured Objects D’art and ‘one of’s’, of other signifigant painters as well as mixed media pieces and two life size leaning cartoon tigers reminding me of “Snagglepuss” of the 60’s.
Our gracious and beautiful hostess and gallery owner, Holly Fouladi was the co-owner of a gallery just a few blocks away for over 10 years when she decided to venture out on her own. Open just about 6 months, Fouladi Projects is new and already attracting an array of clientele, from San Francisco’s hip and artcentric, art enthusiasts & art bloggers like myself, collectors, young professionals, and of course, other artists!
Holly’s choice of gallery artists feature a mix of up and coming and known artists. I love that she is bringing artists from other areas to expose and share in the sophisticated San Francisco art scene. Holly said she chooses art that moves her keen eye and really gets to know the artists, whether emerging or known artists, it is the whole story behind the artist and their art that makes Hollys’ approach on point and current. Keep an eye on the experienced gallerist, Holly Foouladi, her warm, hip, happening and welcoming gallery and make sure you sign up for her email notifications for upcoming receptions at www.fouladiprojects.com. Hope to see you at the next opening, I’ll be there!
Special Examiner Real Estate Section: I/We are in the Press. Our “Evening of Art and Fashion” at Vanguard Properties on 7/25 went off swimmingly well, raising $10,000. for Habitat for Humanity Greater San Francisco. We exhibited “In-house Resident Agent Art” for exhibit and sale, and had an “In-House Fashion Designer” Show and Silent Auction of Art and other objects of beauty. Check out Page 3 in the Examiners’ Digital Edition for my mention in the Press Release. Check out my previous blog post for pics.
VANGUARD PROPERTIES ARTISTS IN RESIDENCE – AN EVENING OF ART AND FASHION TO BENEFIT HABITAT FOR HUMANITY GREATER SAN FRANCISCO
I am proud of my brainchild as event organizer & silent auction Co-Chair….this event was concieved to celebrate the Realtors of Vanguard Properties, as individuals, who like myself and my Co-Chair, Mitch Laufer, Vanguard Marketing Director and event planner extraordinaire, are also artists and designers while performing at high levels in their real estate careers. I loved the idea of bringing together business and art while contributing to a worthy cause. The event resonated with the participants and attendees alike as a fun, exciting and enriching evening while we raised funds and gave back in a meaningful way. (My art is in this crowd shot)
Vanguard properties one of the fastest growing Real Estate brokerages in San Francisco hosted an evening of Art and fashion to benefit Habitat for Humanity Greater San Francisco. Pictured right – Deven Richardson and Daniel Smith of Habitat GSF with Erika Burke. The event was Sponsored by Principal James Nunemacher and co-chaired by exhibiting artists, Erika Burke and Lynn Brei, both agents at Vanguard Properties who liased with Habitat Events Coordinator , Arti Sharma who all planned the event with tireless determination. Habitats’ Senior Director of Development adressed the crowd explaining all that they do in our community.
The resident Artists and Fashion designers, all Vanguard Properties agents and or employees showcased and sold their works of Art and Fashion with 30% of the proceeds benefitting Habitat GSF.
A silent auction was also held during the festivities where 100% of the proceeds from the sale of art and many objects of desire were purchased. Attendees had choices of Hotel stays, to cosmetic treatments and of course all art was donated by the artists in residence.
In addition to art there was also a fashion show, (pictured right – Jonathan Deason, Agent with model), orchestrated by yet another Vanguard agent. Jen Fritz, owner/designer of Warrior Within and agent, who put together an amazing show using all Vanguard Agents as models with their escorts, while showcasing her creations.
Having raised nearly $10,000.00 For Habitat for Humanity Greater San Francisco the successful evening is the first of what Vanguard plans to make an annual fundraising event.
John Rahaim, our San Francisco City Planner spoke at Vanguard Properties to provide us with the state of San Francisco City Planning.
Here’s a re-cap of what is ongoing and planned for our City scape, and what you can expect when building or remodelling your home.
The City has the capacity for 70,000 housing units with the current land availability and capital availability. We are approving about 2500 projects per year and he believes that double that amount should be approved annually. To speed up the process he would like to see smaller projects and about 1/2 of new construction units not have to go before the planning commission.
We have 45,000 units currently entitled. About 28,000 are in Park Merced and Hunters Point. 4,000 units are currently under construction with another 2,000 to be completed by the end of this year. This growth is primarily driven by the needs of the Tech Industry. In SOMA (South of Market) our office space vacancy is at 3%, we are nearly fully occupied. Already through planning, the 2nd Rincon Tower is planning to break ground in a Couple of weeks.
SF Overlook Development, LLC have completed their environmental review with pending planning approval to build a proposed 34 units on the hillside below Crestmont Dr. in San Franciscos’ Forest Knolls neighborhood.
Crestmont Preservation is an organized group of home owners and community members with the common cause of preserving the quiet and peaceful enjoyment that is their right as homeowners. Their primary concern is the additional 340 person trips, (136-170 car trips…based upon round trips per person for average of 5 residents per 2-3 bedroom unit per day), moving through this quiet, residential neighborhood of narrow, hilly streets along with the increased density this large development will bring to the end of this cul-de-sac, already the city’s longest.
SF Overlook states their 34 unit project is 44% less units than the max allowed by zoning. The mix of units are two and three bedroom family townhomes and one 11 unit building. This project will improve hillside stability through water management, new retaining walls and drainage improvements. They propose to add 51 off-street covered parking spaces and will apply for up to 68 parking spaces Continue reading
As Reported by the San Francisco Association of Realtors (SFAR), April Market Focus Report.
Reporting on Single Family Home and Condominium Sales in San Francisco and the state of our current market plus future projections. Low Inventory, rising prices, lots of buyers, high end is moving. Sellers should feel confident to list during this opportune Seller’s Market.
As Inventory Remains Low and Unchanged,
San Francisco Homes Sell Even Faster
Just as last month, many new home sellers continue to have confidence that the market is on an upswing and that housing prices will soon accelerate. As a result, the vast majority of them have decided to hold off on listing their properties for sale, keeping the city’s inventory low. Making matters worse, the flow of distressed properties from the banks has lessened, making it more difficult for buyers to find properties even though interest rates have remained low. The congruence of all these economic factors occurring at the same time is resulting in the current seller’s market, where sellers have more leveraging power over buyers who are competing against a limited pool of properties.
Single-Family Home Sales
While the city’s inventory of single-family homes for sale dropped by 29.4 percent compared to March 2011, it did not exceed February’s level this year. Still, despite the low inventory, the number of homes under contract continued to improve by as much as 19.9 percent compared to this time last year, while the number of homes sold fell by only a slight margin of 2.8 percent.
For homes that were priced below $700,000, the months of supply inventory fell by 65 percent to one month. For higher-priced homes between $700,000 and $1.2 million, the months of supply inventory fell by 56.1 percent to also one month. It comes as no surprise that a number of real estate web sites currently rank San Francisco high among the nation of cities where homes sell the fastest.
One region of the city which continues to experience healthy sales activity is the area in the mid-western part of town, known as Twin Peaks West. Since March 2011, the number of homes under contract here has risen by 14.7 percent. Twin Peaks West has a total of 16 neighborhoods, with Mt. Davidson, the highest natural point in San Francisco, at its center. With its elegantly landscaped streets and a variety of architectural styles, including Craftsman bungalows, Mediterranean, and Mid-century, homes here are very desirable. The median price for a home in Twin Peaks West is about $837,500.
March Existing-Home Sales Saw Decline, Lower Inventory, Stabilizing Prices
Daily Real Estate News | Thursday, April 19, 2012
Existing-home sales dipped in March, but continued to outpace last year’s levels. At the same time, inventory tightened and home prices showed further signs of stabilizing, according to the National Association of REALTORS®.
Total existing-home sales, which are completed transactions that include single-family homes, townhomes, condominiums and co-ops, declined 2.6 percent to a seasonally adjusted annual rate of 4.48 million in March from an upwardly revised 4.60 million in February, but are 5.2 percent above the 4.26 million-unit pace in March 2011.
Lawrence Yun, NAR chief economist, said the recovery is in the process of settling into a higher level of home sales. “The recovery is happening though not at a breakout pace, but we have seen nine consecutive months of year-over-year sales increases,” he said. “Existing-home sales are moving up and down in a fairly narrow range that is well above the level of activity during the first half of last year. With job growth, low interest rates, bargain home prices and an improving economy, the pent-up demand is coming to market and we expect housing to be notably better this year.” Continue reading
As a member of The San Francisco Luxury Marketing Council, I attended a presentation of “America’s Cup – Everything you need to know”, Hosted by Al Nucifora at The City Club at 155 Sansome tonite. Presenter, Napa Valley Vintners’ Association served an array of Napa Boutique Wines and and was introduced as the Official Wine of the America’s Cup. Napa wines will exclusively be served at the events. In Napa Valley, 95% of vineyards are family owned, 80% produce 10,000 cases and less. There are 45 acres of planted vineyards which is only 9% of the county. They will be partnering to offer promotion for visitors to visit Napa during their Bay Area holiday.
The America’s Cup is a series of regatta’s held in top venues around the world, sailing the AC45’s, the fastest catamarans with cutting edge wing sail technology. The marketing message is that this event is “Innovative and Revolutionary”. They have 28 Broadcast Partners, have recieved 5.8 million UTube Views and expect 370K spectators to take in the World Series of Racing. www.uTube.com/AmericasCup
Time to make your home a short term rental or if you are ready to sell, prepare in time for the quickly approaching race dates!
Pier 39 will be host to the America’s Cup Village and the Finish Line where you can get up close and personal with sailor and take in bands at theAmphitheater. Piers 27/29 Will be home to the International Broadcast and Media Center to coordinate and support more than 1,000 journalists.
When I was in the advertising business I attended Chamber of Commerce Sundowner’s. They were monthly cocktail mixers for networking with other business owners. Today I went to an orientation meeting for the Chamber of Commerce in San Francisco, along with 30 or so other business owners and execs who were introduced to how the Chamber can help promote our business and how they work to improve San Francisco’s business community and support job development.
The meeting was held in spacious conference room of the Chamber on the 12th floor in the Lusk Building at 235 Montgomery Street in the financial district. Attendees included Zipcar, two professional business consultant Coach’s, a construction manager looking for job connections, the LGBT friendly paper-The Bay Area Reporter, The San Francisco Business Times, Orange-Events Photographers, a social media marketing expert from Fanpage Direct, a financial planner and A52 signs among about 25 more local business owners and entrepeneurs.
Some attendees had been in business for just a few months, others new to San Francisco and all looking for support from the local business community. one group, www.PrepareUsToday.com is a disaster Preparedness company providing readymade packages for sale along with a lifetime refill program to individuals and business. I’m a huge proponent of hyperlocal marketing. Getting to know who provides our services and goods on a personal level. These are the people that drive our economy and community development.
We were able to meet and greet after and network. Continue reading
San Franciscos’ One Hawthorne, a Luxury Highrise in the Middle of the Action – Affordable and Stylish
Downtown San Francisco is host to many new and newish high rise luxury buildings offering homeownership opportunities to the most discerning urban dwellers. Experience life with all of the amenities, like exercise rooms, valets, roof top gardens with outstanding world-class views and some buildings include concierge service.
Tonite I attended an invitational cocktail fete hosted by the sales team of One Hawthorne. Catty-corner to our new Vangaurd Office at 199 New Montgomery. One Hawthorne’s sales office is at the corner of Hawthorne and Howard with the building entrance around the corner on the quiet Hawthorne Street, not a thoroughfare, a calm street in the midst of the action.
Greeted by the sales team who offered wine and beautifully prepared nibbles, I was given the inside scoop on the upcoming offerings in this building. Sales have picked up, are brisk with available homes moving quickly.
Sold in phases, the first phase has only 8 units left before the anticipated release of the upper floors 21 to 25 in the next several months. As the floors go up, so does the pricing. Jessica gave us the grand tour of the sleek, modern, impressive models of a junior one bedroom, the perfect pied a terre, a 1 bedroom at 800+ Square Feet and the 2 bedroom/2bath of over 1200 Square Feet. Continue reading
Billy Crystal was impeccable tonite as presenter of the 84th Academy Awards. This is one red carpet and awards show I make sure to watch! This year, Nine Films were nominated for Best Picture.
Billy’s opening number delivered and some of his one liners hit home! I think it’s true, a lot of the actors are smaller and shorter than we realize, though they surely look good on the big screen. The French do have cause for celebration winning the Academy’s Best Actors and Best Film awards, though my French friends DO exhibit joy, contrary to Billy’s contrary joking!
Missing from the audience were Jack Nicholson, though I did see Tony Bennett. The camera as usual loves Brad and Angelina plus this years “most panned to”, George Clooney and Stacey Keibler, so beautifully dressed in a gold Marchesa gown. Tina Fey surprised us in an elegant eggplant colored gown with peplum and delivered her funny lines as presenter having me laugh out loud as usual.
It was humbling and well deserved though I say, “Don’t miss the book”, as with most films it captures nuance the film doesn’t convey. My pick for Best supporting actress was Jessica Chastain from the same film. I hadn’t realized it was her when watching the film until the credits rolled. She is one to watch.
Surrounding Union Square are some of the Cities best offerings for those looking for that exclusive luxury home vase, work of art, custom upholstered furniture or unique, one of a kind accessory to add to your homes elegance? San Francisco hosts a myriad of luxury home stores for you to fulfill your decorating itch.
Try Gumps, a harbinger of elegance and sophistication, at 135 Post St. in San Francisco. ‘Ohh and ahh’ through their beautifully dressed retail store. Contact their concierge to host your private event, cocktail reception or dinner, bridal event or arrange a private seminar with one of their designers or artists.
Nearby find Neiman Marcus at 150 Stockton Street, now showing Spring Home Trends like their “Global Perspective, New Preppy, Nouveau Cottage, Coastal Charm and the traditional Country Estates”. Designer’s like Lily Pulitzer, Calvin Klein Home, Mac-Kenzie Childs, and Jonathan Adler contribute to the homes collections. For Baccarat and Lalique, this is your destination.
This Friday you can catch Barton Perrerias’ Sunglass Trunk show at another luxe shopping “go to”, at Barney’s New York’s San Francisco store at 77 O’Farrell Street at 11am. Barney’s sets itself appart with its’ selection of sophisticated urban decor, tech and travel, desk, gourmet and even the dog department.
Pockets of Movement in the San Francisco Housing Market, Despite Lessening Inventory
The nice spring-like weather we have been experiencing has had some positive effects on the home buying public, as it has brought more buyers into the market. And with interest rates continuing to stand at a 60-year low, this has made homes more affordable and led to a wave of refinances that has increased disposable income for property owners. But despite these encouraging trends, the city’s inventory has tightened.
As inventory levels dropped in January by 32.9 percent, compared to January 2011, the number of homes under contract rose by 8.7 percent. But the low inventory seemed to also contribute to fewer completed sales, which is fairly normal market behavior for this time of year.
For homes that were priced below $700,000, the months of supply inventory fell by 47.3 percent to 1.6 months. For higher priced homes between $700,000 and $1.2 million, the months of supply inventory fell by 38.9 percent to 2.4 months. These short time frames continue to indicate a seller’s market, where sellers have more leveraging power over buyers who are competing against a limited pool of properties.
With new construction on the rise and the current affordability of homes for the median income earner, consumer confidence is returning to the real estate market.
National Housing starts rose 1.5 percent in January to a seasonally adjusted annual rate of 699,000 from the revised December estimate of 689,000, and they were 9.9 percent above the January 2011 rate of 636,000, according to the latest figures released by the U.S. Commerce Department. Housing starts for single-family homes fell 1 percent in January to 508,000, down from 513,000 in December.
Today I took out a client who wanted to tour luxury property in all neighborhoods of the City! That was a big bill to fill as luxury means something different to each person. In this case, it was in the form of at least a 3 Bedroom, 3 Bath home of over 1800 SqFt, with a price point of $1m-$2.3m and up.
Luckily that is easily achievable in our town. Though we are a great city, buyers often note, its’ diverse neighborhoods make it feel like a town. We began our tour in St. Francis Woods. Known as District 4, this neighborhood sports detached mansion like homes on larger parcels of property. I would call this “the country in the middle of the city”. Some of our oldest and most beautiful Mediterranean and Spanish style homes are in this neighborhood that exudes a charming elegance. They loved West Portal, the 3 block shopping district at the base of St. Francis woods and its’ boutiques, pubs, cafe’s and art cinema.
Today Vanguard Properties, the well-known San Francisco real estate firm headed by Principal James Nunemacher for nearly 30 years, announced the “21 Club” Top Producers of Vanguard Properties for 2011, including Erika Burke.The achievements of these very hard working Realtors and Broker Associates are recognized yearly by the firm, in alphabetical order, are as follows:
“We are thrilled with all of our agents performance and this past year’s gain in what has been touted as a down national real estate market,” said Mr. Nunemacher.
The 2011 year end numbers for Vanguard Properties posted close to a 30% gain in sales over 2010. “We are thrilled with all of our agents performance and this past year’s gain in what has been touted as a down national real estate market,” said Mr. Nunemacher.
The firm is looking forward to yet another year of growth with the opening their new sales office in downtown San Francisco located at 199 New Montgomery Street.
The Appraisal Institute recently released a form to help appraisers factor in energy-efficient home features when valuing homes. The forms can also be used by real estate agents in describing “green” properties on the MLS, the Appraisal Institute notes.
Everything from a home owners’ energy efficient appliances to solar panels may now get more attention from appraisals with the added form.
The new form allows appraisers to identify and describe a home’s green features. It will serve as an optional addendum to Fannie Mae Form 1004, which is the appraisal industry’s mostly commonly used form for mortgage purposes, used by Fannie Mae, Freddie Mac, and the Federal Housing Administration. Continue reading
Dress for Success truly puts on an elegant show and knows how to entertain us while we loosen our purse strings, bid on the auction items, pick up a few holiday gifts while giving to a good cause.
The Lovely Ms. Rodriguez, having benefited from the programs tutelage, was our guest speaker, letting us all know how DFS helped her define her career goals, spurned her to “get in shape” and has made her want to give back in her own life! Truly inspirational. Continue reading
|2-4 Unit Market Survey for the Final Quarter of 2007.|
|File: SFAA_2-4 World_March 08.pdf|
2-4 World Column – 2-4 Unit market survey for the third quarter of 2007 File: SFAA_2-4World_December _07.pdf