New Zephyr Listing at 3858 Market St, San Francisco, CA 94131 for $1,299,000

3858 Market St, San Francisco, CA 94131

Rarely available, PANORAMIC view residence on an extra-large lot! Located off of Market St on the Argent turnaround, and perched high on the hill, this classic home combines the charming elegance of the Edwardian period with all the modern amenities of today. A gracious entry to the main living level provides high ceilings, pristine wood floors, fireplace and expansive views. Double doors from the dining room open to the walk-out deck. Stairs up lead to the three bedrooms and an exquisite bath. The lower level, also with tall ceilings, offers a separate entrance for easy conversion into private guest quarters or rental income. This home has all the benefits of an urban location, yet provides the space and feeling of a tranquil oasis

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New Zephyr Listing at 212 Beverly St, San Francisco, CA 94123 for $789,000

212 Beverly St, San Francisco, CA 94123

Meticulously maintained 3 bedroom, 2 bath 1930’s home on a nice block. 1484 square feet. Main level has living room with fireplace, formal dining room, remodeled eat-in kitchen, bathroom and two generous bedrooms. Downstairs huge master suite with lux bath and a sitting area. Beautiful hardwood throughout, crown moldings, lovely 30’s detail. Very stylish and thoughtful remodel. 2 car garage, garden. Close to Stonestown, Trader Joes, Ocean Avenue Whole Foods, ez access to 280 and MUNI. Great value for a great home!

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New Zephyr Listing at 433 Buena Vista Ave Unit A, San Francisco, CA 94117 for $595,000

433 Buena Vista Ave Unit A, San Francisco, CA 94117

Enchantingly beautiful and bright 1 bed, 1 bath TIC where Buena Vista meets Tales of the City. Step inside this delightful compound with incredible views of the city and Red Rock. This truly charming space boasts recent upgrades including a remodeled kitchen, bamboo floors, carpet, in-unit laundry, hot water heater and copper piping work. Sip your favorite beverage while enjoying the city views from your front porch. For an especially intimate setting, venture out onto your own exclusive-use outdoor deck off the living room. Bright & simply amazing, this home also comes with a bonus room underneath measuring approximately 9′ x 10′. A gem of an opportunity in a stunningly beautiful neighborhood-right across the street from Buena Vista Park.

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New Zephyr Listing at 171 Great Circle Dr, Mill Valley, CA 94941 for $3,300,000

171 Great Circle Dr, Mill Valley, CA 94941

Mill Valley Contemporary Custom designed by Dan & Hal Weiss in 1999, this 6BD/5BA Mill Valley estate embodies the very best of Marin living. An expansive level yard, lush gardens, fruit and palm trees, this incomparable estate property offers the kind of indoor-outdoor living unique to Marin County. Views of Sausalito Harbor and Mt. Tam are amazing! Large level yard with spacious patio areas for indoor-outdoor entertaining and an expansive open floor plan combine for traditional living with 6 bedrooms on the second floor and large home office/guest suite off the main entry. Exhibiting meticulous attention to every detail, the home features energy efficient solar panels, Heavenly Turf lawns and heated floors in the kitchen.

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New Zephyr Listing at 163 Laidley St, San Francisco, CA 94131 for $1,390,000

163 Laidley St, San Francisco, CA 94131

PANO views including Downtown skyline. Quiet Laidley St location on desirable north slope of Glen Pk. Enchanting gazebo garden. Unique, custom home. Well maintained during seller’s 30 yrs of ownership. Numerous upgrades, improvements and creation of large work studio on lower level. 2100 sqft (per appraisal), eat-in gas kitchen w/SubZero + hi-end appliances, formal dining rm, wood-burning FP in living rm, hdwd floors, tilt-cleaning windows. Expansion potential. One-year pre-paid Home Warranty for buyer. EZ street prkg. Close proximity to tech bus stop. EZ access to BART, J-Church Muni, I-280.

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Preliminary Title Notice: Things to Know

I often joke that every page in a disclosure package represents a lawsuit. I assure you that the next document in our look at a typical disclosure package, the “Notice to Buyers and Sellers Regarding Preliminary Title Reports (possible re-sale restrictions for San Francisco Affordable Housing Programs)” originated with a lawsuit. Let’s just call it the “Notice Regarding Preliminary Title Reports” document.

// This post is a part of our series: Your Guide to a San Francisco Disclosure Package //

The Notice Regarding Preliminary Title Reports is a *general* disclosure.

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A law-enforcement official purchased a condominium home (with a buyer’s agent representing them) and paid market rate for the residence. So what’s the problem?

The problem came about when they sold it, and discovered that the home was a “Below Market Rate” (aka Inclusionary Housing Program) condominium, which is a property with deed restrictions that limit the price at which it can lawfully be sold and also sets requirements the buyer must meet to be eligible to purchase the property. Needless to say, the market rate paid by the seller was far above the “below market rate” they discovered they could sell it for.

Below Market Rate homes – because they have numerous documents recorded against the property record – typically have preliminary title reports with a rather long list of exceptions (these exceptions being all of the documents that place the home in the BMR program). And sometimes the exceptions are pretty clear, and sometimes they make reference to maps with 4-point type. It’s always the 4-point type you’ve got to look out for, right?

So the moral of the story is this: understand the exceptions that are listed on your preliminary title report, and don’t sign off on the prelim until you are certain you understand all of the documents referenced in the list of exceptions. Because otherwise, you might just have paid market rate for a below market rate home!