Listings we Love: 1919 Octavia #4

1919 Octavia #4 is a beautiful condominium on a non-through block just a short walk (about 1/2 a block) from Lafayette Park. We aren’t the listing agent, it is listed by Kim Barnes of McGuire Real Estate. We know Kim and have her permission to write about her listing here.  If you’d like to learn more about it, the MLS listing details are below:

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All data subject to ERRORS, OMISSIONS, or REVISIONS and is NOT WARRANTED. - Copyright: 2014 by San Francisco Assoc of REALTORS Equal Opportunity Housing * All information deemed reliable, but not guaranteed. * Search listings at http://www.SFOpenHomes.com

 

This is what we love about it:

  • 1919 Octavia is about as close to Lafayette Park as you can be without actually, um, living in the park. And if you haven’t experienced Lafayette Park on a sunny San Francisco afternoon, you’re missing out. It’s a great park, regardless of whether you want to hang with your dog, catch some rays and read a book, or take your kids to the children’s playground.
  • The rooms all have nice scale and flow. It’s a very traditional layout, with a full-width living room at the front that flows back into a formal dining room, which flows into the nicely remodeled kitchen, which flows back before making a 90 degree turn and reconnecting with the hallway. As we head down the hallway, we head towards the private rooms of this residence. There are three bedrooms and two bathrooms, in a traditional Edwardian layout.
  • The building has recently undergone significant foundation upgrades and has a new garage with two car parking for this home. And two car parking for your Range Rovers or Lexus LS – these aren’t compact parking spots we’re talking about. And if two car parking wasn’t enticing enough, how about an elevator that goes directly to your home?

Location, location, location is the old real estate cliche. And while 1919 Octavia #4 definitely is in a prime Pacific Heights location, near transit, shopping, parks, and so much more, it also has a lot of character and charm. It’s a listing we love.

Our First 3D Matterport Scan

I like to think of myself as being pretty skeptical. Or maybe, I should say that I find myself growing more skeptical. As the years go by, every piece of technology I try but discard because it fails to deliver on its marketing promises just makes me that much more skeptical. So I’m thrilled to report on a new technology, a unique 3-D camera made by Matterport that does an amazing (not yet perfect, but hey, neither are we) job of creating virtual layouts, virtual home tours, and virtual walkthroughs in one awesome embeddable link, like this one (shameless self-promotion ahead) for our listing at 239 Bonita:

What I love About Matterport 3D

The turn-around was fast. We had to give the company with the Matterport 3D camera technology a little heads up (but right in line with normal real estate service lead times) to schedule our Matterport Scan day but Nicholas Khoe of ING Studios was great to work with. Both he and his assistant were professional, friendly, and easy to work with both over e-mail and on-site. Once the scan was done, we had it in our inbox in just a few hours. Which is amazing!

What I can’t wait to see Get Better

Size. I can’t wait to see the files get smaller as their compression technology and magic algorithms do the magical math stuff that made my eyes glaze over in high school and college. But programmers, apparently, thrive on such things and I have no doubt that the engineers at Matterport can make it happen.

 

 

SFAR Publishes Advisory about Prop G in SF

Prop G in SF, if you aren’t familiar with it, is a November 2014 ballot measure that will, if passed:

increase the total transfer tax for transfers occurring after December 31, 2014 (the specified “effective date” in the proposition is January 1, 2015) regardless of whether the underlying purchase and sale agreement was entered into by the parties beforehand. Its proposed added tax would be as follows:

 For a sale during the 1st year of ownership: 24% of total gross sales price;

 For a sale during the 2nd year of ownership: 22% of total gross sales price;

 For a sale during the 3rd year of ownership: 20% of total gross sales price;

 For a sale during the 4th year of ownership: 18% of total gross sales price; and,

 For a sale during the 5th year of ownership: 14% of total gross sales price.

Properties held for 5 years or more prior to resale would not be subject to this additional tax.

If enacted, there would be few exemptions from this additional transfer tax

As you might imagine, we don’t support Prop G in SF and we will talk about why in the coming days and weeks. Now that we’ve shared our opinion, we’d love to hear yours. But we’d also remind everyone that in our experience, the best conversations are the most respectful ones. Although, as the real housewive’s franchise proves, trashy conversations are the funnest to watch.

 PropG_SFAR

SFAR, the San Francisco Association of Realtors, has published a new advisory form for buyers and sellers of real property (homes in all the various shapes and sizes this city imagines for them) in San Francisco. The form is available to members of the association, so if you are thinking of buying or selling in the city, please be sure to use someone qualified to represent your best interests. You should expect to see it in most disclosure packages in SF in the near future (or now).

Preliminary Title Report – What You Need to Know

The preliminary title report is an important document that provides a legal property description, information about current owners, and insight into the history of the property. It provides a record of any documents recorded against the property address in the public record including items like use restrictions, easements, or other matters of public record that may affect your ability to use and enjoy your property. A prelim title report is created in preparation for title insurance being issued. Title insurance, in a nutshell, is insurance that protects your ability to use and enjoy your property.

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

The Preliminary Title Report is a *property specific* disclosure. It is a very important disclosure to review.

Title insurance is defined at Wikipedia as:

Title insurance is a form of insurance predominantly found in the United States which insures against financial loss from defects in title to real property. It is meant to protect an owner’s or a lender’s financial interest in real property against loss due to title defects, liens or other matters. It will defend against a lawsuit attacking the title as it is insured, or reimburse the insured for the actual monetary loss incurred, up to the dollar amount of insurance provided by the policy. The first title insurance company, the Law Property Assurance and Trust Society, was formed in Pennsylvania in 1853.

In California, if you are purchasing a home with a mortgage you will be expected to buy two policies – an owner policy that insures you (at your purchase price amount) and a lender policy that insures your lender (for the amount of the loan).

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Preliminary Title Report – Sample Page 1

Preliminary title reports are provided by the title company that is acting as the escrow agent for the transaction. The sample we are using in this example is for a single family listing we had at 119 Bridgeview in San Francisco. Page 1 identifies as the report as a preliminary title report, and includes information about the insurance company issuing title insurance as well as the date at which the title report was created.

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Preliminary Title Report – Sample Page 2

Every title report will identify the type of land purchase being made. It will almost always be a fee simple purchase. A title report will also identify the current owners and provide the legal description of the property. After all of that, it begins with the list of exceptions, which are items that title insurance will not cover. There are a list of very typical exceptions that we expect to see on a title report, and what we are looking for is anything that isn’t a “typical exception.”

On our sample page 2, the list of exceptions begins with property taxes – which are exceptions 1, 2, and 3 on the sample report we are reviewing. Property taxes are always an exception – you can never expect your title company to pay them for you or protect you from not paying them. In our case, item #1 is for the next tax year, item #2 is for the current tax year, and item #3 is for any supplemental tax bills issued.

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Preliminary Title Report – Sample Page 1

Item 4 on the next page is the Mello Roos exception – in San Francisco we have a Mello Roos assessment to our taxes that was assessed after Loma Prieta. Below that, item #5 is another “typical exception” for San Francisco which is a sustainable financing program that was designed to allow people to make environmental upgrades to their home and finance them. However, the way the program was implemented creates an issue with getting loans that conform to national underwriting standards, and I’m not aware of the program actually being active or used because of the issues it creates.

Item 6 is for the covenants, conditions, and restrictions (CC&Rs) that have been recorded against the property and contains rules that affect what you can do with your home. A condo will always have CC&Rs, and many single family homes in SF are in neighborhoods that have neighborhood use restrictions. If we wanted to read a copy of the CC&Rs that affect this property (which we would, if we were the buyer), we could click on the blue link in the title report for the recorded copy.

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Preliminary Title Report – Sample Page 4

Items 7 and 8 on this sample preliminary title report are the current deeds of trust (mortgages) on the property. If you are making a purchase you want to be sure that the payoff amounts from the sale will be enough to fully payback the existing loans. If it won’t be enough, either the seller is doing a short sale or bringing money to the closing to make up the difference. If you are purchasing with financing, your mortgage(s) will replace the existing mortgage when your loans fund and the purchase closes.

That’s a very quick overview of a prelim title report. We’ve reviewed what title insurance is and what a typical preliminary title report and exceptions look like in San Francisco. We’ve seen a lot of interesting things on title reports over the years, and it is a very important document to review with your agent.

Underground Storage Tanks: What you Need to Know

The Underground Storage Tank Disclosure is a general disclosure document that contains background information explaining what an Underground Storage Tank (UST) is, and why you want to be aware of if the property you are considering purchasing might have a UST.

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

The Underground Storage Tank Disclosure is a *general* disclosure. The disclosure does not contain property specific information, but it does contain important information that you should read at your convenience. This disclosure is often provided in conjunction with an Underground Storage Tank Inspection, which we will discuss separately.

An Underground Storage Tank Disclosure Form used in San Francisco
An Underground Storage Tank Disclosure Form used in San Francisco

Underground Storage Tanks were typically used in San Francisco to store heating oil. While they are more common in older neighborhoods on the northern side of town, they have been found scattered across the city.

Our understanding of state law is that it requires the seller to remove and remediate an underground storage tank. However, there is no way to know if you have a UST unless you have an Underground Storage Tank inspection, which is typically a visual inspection performed at the exterior of the home (in other words, you don’t need to go inside to inspect for a tank) performed by a company that specializes in underground storage tank inspections.

As a buyer, you want to make sure that there is no underground storage tank, or that if there is a tank it is discovered before you are the property owner. These inspections make the most sense on single family homes. For recently built condominiums that had to excavate below ground as part of their construction process they would have mot likely discovered and removed any tanks during construction. That said, we’ve heard of one large condo building (it was previously a hospital, converted to condos) where a diligent buyer found USTs – and then the HOA had to have them removed!

 

 

Lies, Damn Lies, Statistics

Unless you know about the data behind the data, most SF real estate charts probably doesn’t mean what you think they do. For example: Is a condo or a single family home in San Francisco more expensive?

We love data! We wrote a neighborhood by neighborhood guide to 2013 sales prices, crunched the numbers to compare MLS and off-MLS sales, and just today posted our 2014 Luxury Condo building survey. At this week’s sales meeting, the below graph was shared by the management team and I think it is a great example of how a chart usually raises more questions than it provides answers:

Condos vs SFR: Accurate or Not....?
Condos vs SFR: Accurate or Not….?

I had a few quick thoughts when I saw the above chart:

  • What about district 10?
  • How big?
  • BMRs?

District 10 is the most southern part of San Francisco, and essentially is the area south of 280 and north of the county line. It is home to some of San Francisco’s poorest and least-safe neighborhoods. The housing stock in District 10 is also almost exclusively single-family homes – I can think of one big condo project in the entire district….

The chart above also doesn’t take into account that single family homes are often larger than condo homes. Which leads to my charts!

Finally, I wasn’t sure if the above chart filtered out BMR and senior-only condos that have price or other restrictions that would weigh down the average condo price…

In my years of being a San Francisco Realtor, I’ve seen plenty of people actually prefer a condo to a single family home for a variety of reasons, and while I work with plenty of buyers that want a single family, I work with just as many people that are indifferent to condo or single family and a sizable number that don’t want a single family home.

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Based on my calculations, the median price for a condo is slightly higher than Zephyr computed – so those BMR and senior condos had brought the average down by a bit (about $20,000). And look – single family homes are bigger than condos! And look – if you take out district 10, it reduces the number of single family homes by 45, while the number of condos is only reduced by 4. In other words, District 10 is all about single family homes, and often single family homes at the lower end of the price range.
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In absolute price dollars, a single family is more expensive than a condo. But if we look at price per square foot, condos actually are more expensive. Across the city, the median price per square foot for a condo is about $917/square foot while a single family home comes in at $785/square foot.
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When we take out District 10, single family homes get a lot more expensive and condos are unchanged:image (4) On a price per square foot basis, taking out District 10 puts single family homes and condos almost on price parity. But condos still come out slightly more expensive on a price per square foot basis. image (6)