Redwood High School was just named one of the top high schools in the country and has an “A+” rating! Excellent!
Read more at: https://k12.niche.com/redwood-high-school-larkspur-ca/
Redwood High School was just named one of the top high schools in the country and has an “A+” rating! Excellent!
Read more at: https://k12.niche.com/redwood-high-school-larkspur-ca/
I’m so excited about my new listing in Kentfield! 14 Cypress Avenue is a must-see property! Exclusively listed at $2,495,000 with 5 bedrooms & 3 bathrooms, 2699 sqft (per architectural drawings) and on 0.2984 acre lot (per tax records). This home offers sweeping SW facing views of Mt. Tam, level lawn, great indoor-outdoor connection, and all day sun! Come join me for the Broker’s Open on Thursday, January 29th from 11am-2pm or the Open House on Sunday, February 1st from 1-3pm. For more photos and details visit: www.14CypressAvenue.com
Pacific Union’s newly released fourth-quarter 2014 report is packed with sales data and regional summaries that offer a complete look at real estate activity in the Bay Area and the Lake Tahoe/Truckee region.
For this report, we have teamed with noted consulting firm John Burns Real Estate Consulting to deliver nine housing and economic outlooks that offer a lens into the future of Bay Area real estate through 2017.
Our Q4 Report also includes a comprehensive chart tracking 10 years of home sales throughout the Bay Area and the Lake Tahoe/Truckee region — 76 cities, towns, and neighborhoods in nine regions. A smaller version of that chart, showing regional totals, appears below. Click anywhere on the chart to see the full data set.
Real estate activity slowed in the fourth quarter in Pacific Union’s Contra Costa County region, held back by a shrinking pool of available homes. It’s a problem that has bedeviled the region for much of the past year, caused in part by would-be sellers who remain unsure of the market and where they will find their next homes. At the same time, buyers were more cautious in the fourth quarter, too. Except in the most sought-after communities such as Lafayette and Orinda, few buyers were willing to pay above the list price or engage in bidding wars.
Home prices were up solidly compared with one year ago, although the pace of appreciation slowed significantly from what we saw one and two years ago — more evidence that the Bay Area’s real estate markets are gradually settling down after several years of frenzied recovery. Fewer high-end properties sold during the fourth quarter than in previous quarters, though that will likely change as spring approaches.
Looking Forward: We expect to see more homes coming on the market in the first and second quarters of 2015, spurred not just by the advent of springtime but also the likelihood that the current near-record-low mortgage rates will soon disappear.
Defining Contra Costa County: Our real estate markets in Contra Costa County include the cities of Alamo, Blackhawk, Danville, Diablo, Lafayette, Moraga, Orinda, Pleasant Hill, San Ramon, and Walnut Creek. Sales data in the report charts includes single-family homes in these communities.
Fourth-quarter home sales typically start to slow as the holiday season approaches, but another factor was also at work during the last quarter of 2014: an extreme shortage of available homes in Pacific Union’s East Bay region. The number of new listings fell precipitously after the first week of November and didn’t recover. But if sellers were in short supply, buyers were not, and those properties that were available were quickly sold.
The East Bay remains a popular destination for buyers priced out of San Francisco, and the most in-demand neighborhoods were those that score high on walkability ratings and are close to BART stations. Homes selling for $500,000 to $1 million saw the most sales activity, and those that were priced accurately attracted multiple offers and sold above their list prices.
Looking Forward: With an exceptionally robust local economy and mortgage rates still hovering near record lows, we expect strong sales in 2015. Many sellers wait until springtime before putting their homes on the market, but we recommend that they start earlier — in January and February, when less competition will help their properties stand out. Talk with a real estate professional now if you plan to prepare your home for sale in the coming weeks.
Defining the East Bay: Our real estate markets in the East Bay region include Oakland ZIP codes 94602, 94609, 94610, 94611, 94618, 94619, and 94705; Alameda; Albany; Berkeley; El Cerrito; Kensington; and Piedmont. Sales data in the report charts includes single-family homes in these communities.
A tight supply of available homes held back fourth-quarter sales in Pacific Union’s Marin County region. Buyers were plentiful, however, resulting in rising sales prices overall and multiple offers on all well-priced homes in attractive areas. Homes priced from $1 million to $2 million saw the biggest increase in sales. Continuing a recent trend, the quarter also saw a significant number of private, off-market sales.
Like other Bay Area regions, homeowners in Marin County were slow to put their properties on the market even as sales prices continued to rise —perhaps worried about their prospects after the transaction when they, too, would become buyers in a tight market. Buyers, meanwhile, were more selective than in past quarters, refusing to settle for anything less than exactly what they wanted.
Looking Forward: We are optimistic that 2015 will be a strong year for Marin County home sales. The Bay Area’s vibrant economy will continue to encourage buyers, aided by near-record-low mortgage rates. And with no shortage of qualified buyers, would-be sellers should consider putting their homes on the market sooner rather than later. The supply of available homes will expand by the springtime, and properties on the market before then will enjoy less competition.
Defining Marin County: Our real estate markets in Marin County include the cities of Belvedere, Corte Madera, Fairfax, Greenbrae, Kentfield, Larkspur, Mill Valley, Novato, Ross, San Anselmo, San Rafael, Sausalito, and Tiburon. Sales data in the report charts includes single-family homes in these communities.
Pacific Union’s Napa County region enjoyed robust sales throughout the fourth quarter. The supply of homes was tight — a common problem throughout the Bay Area — but buyers were eager to scoop up any fairly priced property and in all areas of the county, from the city of Napa in the south to high-end communities such as St. Helena farther north.
Napa County is no longer the tight seller’s market of a year ago. Properties sat on the market longer in the fourth quarter, and buyers were able to negotiate deals that were unheard of in the first and second quarters. That said, attractive properties that were priced well still commanded multiple offers throughout the county.
Looking Forward: We expect to see increased inventory levels beginning in January and continuing through the spring and summer. Many sellers wait until flowers are blooming and their properties are looking their best before they put their homes on the market, but we encourage them to get a jump on the competition and put out a for-sale sign early in the year. Rents are high and mortgage rates are low, and many prospective homebuyers may find that they can pay less in monthly mortgage payments than they would in rent.
Defining Napa County: Our real estate markets in Napa County include the cities of American Canyon, Angwin, Calistoga, Napa, Oakville, Rutherford, St. Helena, and Yountville. Sales data in the report charts includes all single-family homes in Napa County.
Real estate activity typically pulls back in San Francisco during the fourth quarter as buyers and sellers alike turn their attention to holiday planning, and such was the case as 2014 wound down. The seasonal slowdown helped keep the inventory of available homes exceptionally tight across all price points in the fourth quarter, and unit sales also decelerated. Coming after an exceptional year of strong sales and price appreciation that ranked among the highest in the nation, the slowdown was predictable — even beyond the expected holiday relaxation factor. Still, single-family homes and condominiums that were fairly priced sold quickly, with many receiving multiple offers.
Fourth-quarter sales activity was not as frenzied as in past quarters, but the positive economic fundamentals of the San Francisco market remain unmatched: one of the most desirable locations in the nation, an expanding job base, and economic growth that shows little sign of slowing down.
Looking Forward: The year 2015 should shape up to be another busy one for buyers and sellers. We expect to see inventory levels rise appreciably in the first quarter; sales prices will also continue to rise, although not likely at the pace seen in 2014. Mortgage rates hovered near record lows throughout 2014 but are likely to succumb to upward-force vectors in 2015 — an added incentive for buyers to close deals early in the year to lock in low rates.
October and November were exceptionally strong months for real estate activity in Pacific Union’sSilicon Valley region, but sales dropped off a ledge after the last week of November. December was as slow as the previous months were busy. Inventory remained flat throughout the quarter, while the average sales price continued rising. Many homes attracted multiple offers from buyers, but not at the levels seen in previous quarters. Overall, buyers started to regain some control on the market, holding back on bidding for overpriced homes.
With home prices in Palo Alto, Menlo Park, and nearby communities starting at $2 million and $3 million, we saw a migration of buyers — first-time buyers in particular — to more affordable areas such as Redwood City and San Carlos, where improving schools and more vibrant downtowns have helped increase their desirability.
Looking Forward: We expect business to pick up again in January, with rising inventory levels and renewed interest among both buyers and sellers thanks to the Bay Area’s strong economic growth. The likelihood of mortgage rates trending significantly higher later this year will be a strong impetus for buyers to close deals.
Defining Silicon Valley: Our real estate markets in the Silicon Valley region include the cities and towns of Atherton, Los Altos (excluding county area), Los Altos Hills, Menlo Park (excluding east of U.S. 101), Palo Alto, Portola Valley, and Woodside. Sales data in the report charts includes all single-family homes in these communities.
Defining the Mid-Peninsula: Our real estate markets in the Mid-Peninsula subregion include the cities of Burlingame (excluding Ingold Millsdale Industrial Center), Hillsborough, and San Mateo (excluding the North Shoreview/Dore Cavanaugh area). Sales data in the report charts includes all single-family homes in these communities.
The last quarter of 2014 bore remarkable similarities to the first quarter in Sonoma County, with a constrained supply of available homes and a ready pool of would-be buyers. Many sellers continued to receive multiple offers on well-priced properties, although bidding activity was not as frenetic as it was at the start of the year, and price appreciation has slowed considerably from the double-digit percentage increases that had become commonplace.
Even with the limited supply, buyers in the fourth quarter no longer bid as franticly on overpriced properties or those with problems as they might have as recently as six months ago. This change in attitude caught some sellers by surprise, but it reflects the growing normalization of the market as buyers began to show some signs of price resistance, especially at the higher end of the market.
The fourth quarter saw fewer sales of homes priced below $500,000, reflecting the virtual disappearance of distressed properties such as short sales and foreclosures on the market.
Looking Forward: Sonoma County may see fewer sales overall in the first quarter, but dollar volume will continue rising as buyers choose from more high-end homes on the market. Springtime is always a busy season for real estate, and 2015 will be no different.
Defining Sonoma County: Our real estate markets in Sonoma County include the cities of Cotati, Healdsburg, Penngrove, Petaluma, Rohnert Park, Santa Rosa, Sebastopol, and Windsor. Sales data in the report charts includes all single-family homes and farms and ranches in Sonoma County.
Pacific Union’s Sonoma Valley region saw strong sales throughout the fourth quarter. There was no shortage of would-be buyers, and well-priced properties in good condition continued to attract multiple offers.
In a change from past quarters, buyers started to gain an upper hand in negotiations with sellers, a sign of a normalizing real estate market. Once buyers completed due diligence, they weren’t shy about asking for concessions or repairs, and sellers found that they had to be more careful in pricing their homes — some with unrealistic expectations found themselves sitting on properties far longer than they would have even six months earlier.
Homes sold well across Sonoma Valley and at all price points, but especially those that were priced under $750,000. Inventory remained exceptionally tight.
Looking Forward: The year 2015 looks to be a busy one for buyers and sellers in the Sonoma Valley region. With a strong Bay Area economy and mortgage rates still hovering near record lows, the first quarter should be exceptionally active. We recommend that sellers not wait until the spring to put their properties on the market. Buyers are active year-round, and those properties on the market in January, February, and March face less competition and will stand out.
Defining Sonoma Valley: Our real estate markets in Sonoma Valley include the cities of Glen Ellen, Kenwood, and Sonoma. Sales data in the report charts refers to all residential properties – including single-family homes, condominiums, and farms and ranches – in these communities.
The fourth quarter is traditionally a busy time in Pacific Union’s Lake Tahoe/Truckee region, as out-of-town buyers — many from the Bay Area — shop for vacation homes in time for the coming ski season. This year was no different, helped by several high-end sales at the end of the year. Sales were particularly brisk in Martis Camp and the Village at Squaw Valley, as well as for homes priced above $1 million across the region.
Unlike in the Bay Area, the Lake Tahoe/Truckeeregion had an ample supply of homes at various price points in the fourth quarter, giving buyers an opportunity to find exactly what they were looking for. Attractive homes that were fairly priced were subject to multiple offers, but properties with unrealistically high prices typically sat on the market for months on end without a single bid.
Looking Forward: First-quarter home sales in the Lake Tahoe/Truckee area are influenced by the weather; all it takes is a good snowstorm or two for Bay Area residents to pack their skis and head for the Sierras. If the weather cooperates, we look forward to a busy winter and spring. And as the snow recedes, we expect to see a healthy supply of new listings hit the market.
Defining Lake Tahoe/Truckee: Our real estate markets in the Lake Tahoe/Truckee region include the communities of Alpine Meadows, Donner Lake, Donner Summit, Lahontan, Martis Valley, North Shore Lake Tahoe, Northstar, Squaw Valley, Tahoe City, Tahoe Donner, Truckee, and the West Shore of Lake Tahoe. Sales data in the report charts includes single-family homes and condominiums in these communities.
At $23.5 million, 2520 Pacific Ave. was the most expensive home sale of 2014. According to the Wall Street Journal, University of Phoenix founder John Murphy decided to list the 13,000-square-foot home (complete with a Prohibition-era secret bar) for $27 million back in November 2013. It sold March 31, 2014, one of only a handful of homes in the city to have sold for over $20 million in the last few years.
The University of Phoenix also figured into the second-highest sale of 2014. 3450 Washington St.—owned by John V. Sperling, son of another University of Phoenix founder—sold in February for $18 million. The Presidio Heights home was one of several in the neighborhood to score a top sale this year. In fact, in the 15 top transactions of this year, all but one took place in either Presidio Heights or neighboring Pacific Heights, despite reports that the northern neighborhoods are cooling off while southern neighborhoods like Noe Valley are heating up.
In fact, the only home outside of these northern enclaves to break the top-15 is 737 Buena Vista Heights, which sold for $10 million in October. Other unique sales include 2000 Washington St. Unit 3, which was the only co-op to make the list at $9.4 million, and 2735-2737 Baker St. which is the only 2-unit property to break the top 15 at $8.75 million.
2735-2737 Baker St. sold just before Thanksgiving, and of course, the year isn’t over yet, so another big-ticket home could sneak in a sale before the end of the year. (After all, the Willis Polk mansion at 2820 Pacific sold on December 27, 2007, and is one of the biggest S.F. sales in the last 10 years at $16 million.) It seems the high-high end of the market never rests, not even for the holidays.
Our local real estate markets have seen a significant uptick in sales activity at the highest end of the spectrum thus far in 2014. According to MLS data, there were 17 $10 million-plus single-family home sales in the communities of Atherton, Palo Alto, and Woodside between Jan. 1 and Nov. 30, a 70 percent increase from that same period in 2013.
This year’s 10 most expensive home sales in the aforementioned communities that were listed on the MLS through Nov. 30 ranged from $27.4 million to $13.5 million — six in Atherton, and two each in Palo Alto and Woodside. The properties run the gamut in terms of size, from a 13,558-square-foot mansion in West Atherton to a relatively modest 5,240-square-foot home in the coveted Old Palo Alto neighborhood.
Although these 10 top-dollar homes are unique on their own, a few common threads weave through the transactions:
Seven of these homes sold in the second quarter, underscoring that real estate activity heats up in the spring and early summer when sellers are likely to encounter many buyers hoping to land a home before schools close for the summer. At that time of year, even the priciest properties can attract motivated, fast-acting buyers. For example, two Atherton homes that sold in late June – one for $14 million and one for $13.5 million – were gone in just four days.
The Appeal of New
Newer homes are increasingly popular in the Bay Area, particularly given the influx of buyers from Asia that tend to prefer more recently built properties. Six of this year’s 10 most expensive homes were constructed since the turn of the most recent century, including No. 1 and No. 2: $27.4 million in Atherton and $25 million in Woodside, respectively.
That’s not to say that a home with a little more history won’t appeal to buyers, especially in superheated markets like Palo Alto. The aforementioned Old Palo Alto home, built in 1925, sold for about 2 percent more than original price, the only one of the 10 priciest properties to command a premium.
Hefty Prices Per Square Foot
Paying top dollar per square foot holds especially true at the highest end of our real estate market. The average price per square foot paid for these 10 homes was $1,935, compared with $1,100 for all properties sold in the three communities from January through November.
A three-bedroom home in Woodside that sold in September offers a drastic example of what some affluent, motivated buyers are willing to pay: At just less than 6,000 square feet, the home sold for its $25 million list price, which translates to a staggering $4,170 per square foot.
Proper Pricing Key
Our local real estate markets have recently involved frenzied competition, in which multiple bidders drive the final sales price far beyond the original. In one July instance, a brand-new home in Downtown Palo Alto sold for more than double its original price.
Six of the 10 most expensive homes appear to have been accurately priced, with half of them selling for their exact asking prices, and one fetching a modest premium. The other four homes may not have been priced correctly, allowing buyers a bit of wiggle room to write lower offers.
One such home in West Atherton, initially priced at $16.9 million, sat on the market for almost a year before selling for $15 million, 88.5 percent of its original price. This highlights the fact a property must be priced accurately in order to sell quickly, even in markets where willing buyers far outnumber the inventory of available homes.
The upcoming holidays didn’t appear to distract Northern California home shoppers in November, as the months’ supply of inventory (MSI) declined or held steady from October in almost every one of Pacific Union’s regions. In fact, the MSI reached or tied yearly lows in the East Bay, San Francisco, Silicon Valley, Sonoma County, and Sonoma Valley, as well as in the Tahoe/Truckee region.
Wine Country real estate remained a hot commodity, with the November median sales price climbing to an annual high in Napa County and Sonoma Valley. Single-family home prices in the Tahoe/Truckee region also hit one-year highs, as buyers clamored to purchase a property before the ski season kicks off.
Click on the image accompanying each of our regions below for an expanded look at local real estate activity in November.
The median sales price for a single-family home in our Contra Costa County region was up slightly from the previous month and closed November at just above $1 million. Buyers paid an average of 99 percent of original prices, also a tiny increase from October.
At 1.5, the MSI was identical to levels observed since the early summer, with the exception of a brief uptick in September. Contra Costa homebuyers took an average of 31 days to purchase a home, the longest amount of time since the beginning of 2014.
Defining Contra Costa County: Our real estate markets in Contra Costa County include the cities of Alamo, Blackhawk, Danville, Diablo, Lafayette, Moraga, Orinda, Pleasant Hill, San Ramon, and Walnut Creek. Sales data in the adjoining chart includes single-family homes in these communities.
Most individual Bay Area housing markets remain heavily tilted in favor of sellers, but the East Bay is arguably the most skewed. In November, the MSI dipped to 0.7 – a yearly low – and sellers took home an average of 12 percent over asking price, the highest premium in any of Pacific Union’s Northern California regions.
The median sales did relax a smidgen from the previous month, dipping to $826,000. Buyers took an average of 20 days to close a sale, consistent with general patterns observed since April.
Defining the East Bay: Our real estate markets in the East Bay region include Oakland ZIP codes 94602, 94609, 94610, 94611, 94618, 94619, and 94705; Alameda; Albany; Berkeley; El Cerrito; Kensington; and Piedmont. Sales data in the adjoining chart includes single-family homes in these communities.
After dipping into the six-figure range in October, the median sales price in Marin County climbed back above $1 million in November. The MSI went in the opposite direction, falling to 1.6, though the month-over-month change was not dramatic.
Homes took an average of 59 days to sell, very close to numbers recorded one year earlier. Sellers received an average of 96 percent of asking price, a bit less than in the preceding few months.
Defining Marin County: Our real estate markets in Marin County include the cities of Belvedere, Corte Madera, Fairfax, Greenbrae, Kentfield, Larkspur, Mill Valley, Novato, Ross, San Anselmo, San Rafael, Sausalito, and Tiburon. Sales data in the adjoining chart includes single-family homes in these communities.
Home prices in Napa County have risen in odd-numbered months and fallen in even-numbered months all year, and this trend continued in November, with the median sales price increasing to $610,000, a yearly high. At 3.7, the MSI was unchanged from the previous month.
Napa homebuyers took an average of 81 days to finalize a sale – about a week quicker than in October – and paid an average of 95.1 percent of original price, the most since the early summer.
Defining Napa County: Our real estate markets in Napa County include the cities of American Canyon, Angwin, Calistoga, Napa, Oakville, Rutherford, St. Helena, and Yountville. Sales data in the adjoining chart includes all single-family homes in Napa County.
November single-family home sales data in San Francisco was fairly similar to October: the MSI held steady at a low 1.1, and the average home took just about a month to leave the market.
The median sales price in the city was above $1 million for the eighth month this year and closed November at $1.16 million. Continuing a pattern that has persisted throughout 2014, the average successful buyer could expect to pay a premium for a single-family home in San Francisco, this time by about 7 percent.
For the third time this year, the median sales price for a San Francisco condominium in November was north of the $1 million mark: $1.03 million to be precise. Condominium shoppers in the city also shelled out 6 percent more than original price, nearly identical to numbers recorded in October.
Unlike in most other part of the Bay Area, San Francisco condominium inventory grew month over month, with the MSI inching up to 1.6. Properties sold in an average of 37 days, almost exactly the same amount of time as in October.
Pacific Union’s Silicon Valley region remains our region’s most expensive place to purchase a home, with the median sales price at exactly $2.5 million in November. Silicon Valley homebuyers have been paying more than asking price all year, and sellers received average premiums of 3.5 percent last month.
Buyers scooped up properties in an average of 28 days, a few days longer than in October. At 1.1, the MSI was unchanged from the previous month and remains at a one-year low.
Defining Silicon Valley: Our real estate markets in the Silicon Valley region include the cities and towns of Atherton, Los Altos (excluding county area), Los Altos Hills, Menlo Park (excluding east of U.S. 101), Palo Alto, Portola Valley, and Woodside. Sales data in the adjoining chart includes all single-family homes in these communities.
At $1.36 million, November’s median sales price in our Mid-Peninsula subregion stayed in the same general range as it has been since the midsummer. The MSI inched up to 1.0 in November but was still very close to its 2014 low.
Homes left the market in an average of 25 days, nearly identical to levels recorded one year ago. Buyers paid just about 1 percent more than asking price on average, just as they did in October.
Defining the Mid-Peninsula: Our real estate markets in the Mid-Peninsula subregion include the cities of Burlingame (excluding Ingold Millsdale Industrial Center), Hillsborough, and San Mateo (excluding the North Shoreview/Dore Cavanaugh area). Sales data in the adjoining chart includes all single-family homes in these communities.
The median property sales price in Sonoma County has been gradually relaxing for the past couple of months and drifted down to $480,500 in November. Buyers continue to enjoy slight discounts and paid an average of 95.4 percent of original price.
For the first time in more than a year, the MSI in Sonoma County dipped below 2.0, finishing November at 1.8. Properties sold in an average of 73 days, giving buyers a few extra days than they had in September and October.
Defining Sonoma County: Our real estate markets in Sonoma County include the cities of Cotati, Healdsburg, Penngrove, Petaluma, Rohnert Park, Santa Rosa, Sebastopol, and Windsor. Sales data in the adjoining chart includes all single-family homes and farms and ranches in Sonoma County.
Pacific Union’s Sonoma Valley region saw the median sales price soar to $750,000 in November, a robust year-over-year increase of 50 percent. The MSI in the region has been declining since August and reached a one-year low of 1.8.
Homebuyers still managed to avoid paying full price, with the average property fetching 93.5 percent of original price. Homes stayed on the market for an average of 77 days, shorter than either of the preceding two months.
Defining Sonoma Valley: Our real estate markets in Sonoma Valley include the cities of Glen Ellen, Kenwood, and Sonoma. Sales data in the adjoining chart refers to all residential properties – including single-family homes, condominiums, and farms and ranches – in these communities.
The median sales price for a single-family home in the Tahoe/Truckee region saw big year-over-year growth in November, rising to $740,000, an annual gain of 32 percent. Inventory the region has been steadily dropping since the summer in anticipation of the ski season, and November’s MSI of 4.5 represents a yearly low.
Still, buyers were in no rush to close a purchase, with the average single-family home in the region taking more than four months to sell. On average, buyers paid about 90 percent of original price, less than they have at any point since the spring.
Defining Tahoe/Truckee: Our real estate markets in Tahoe/Truckee include the communities of Alpine Meadows, Donner Lake, Donner Summit, Lahontan, Martis Valley, North Shore Lake Tahoe, Northstar, Squaw Valley, Tahoe City, Tahoe Donner, Truckee, and the West Shore of Lake Tahoe. Sales data in the adjoining chart includes single-family homes in these communities.
There are still plenty of available condominiums in the Tahoe/Truckee region, with the MSI unchanged from October at 6.1. November’s $385,000 median sales price was down about $30,000 from the previous month.
Buyers paid an average of 87 percent of asking prices, the biggest discounts we’ve observed in the past year. Condominiums in the region left the market in 106 days, the quickest pace of sales since the late summer.
Defining Tahoe/Truckee: Our real estate markets in Tahoe/Truckee include the communities of Alpine Meadows, Donner Lake, Donner Summit, Lahontan, Martis Valley, North Shore Lake Tahoe, Northstar, Squaw Valley, Tahoe City, Tahoe Donner, Truckee, and the West Shore of Lake Tahoe. Sales data in the adjoining chart includes condominiums in these communities.
Located in coveted Kent Woodlands, this beautiful shingled contemporary residence enjoys a private, serene setting and features expansive views of the Ross Valley and Mt Baldy. The home offers a stunning, remodeled kitchen and family room, spacious public rooms with vaulted ceilings and hardwood floors throughout the main level. All 4 bedrooms & laundry room are on one level. Great access to hiking/biking trails. Award winning Kentfield Schools.
Anne Hathaway fans and millionaires, take note. The home seen in 2001′s Whitney Houston-produced “The Princess Diaries” is on the market for a regal 2.6 million dollars. Located at 724 Brazil Avenue in San Francisco’s Excelsior District, this 103-year old building was originally a firehouse before becoming a residential property, and eventually cast as homely Anne’s pre-princess abode.
At 4,800-square feet and featuring parking for four, the former firehouse is situated on a hill with cinematic views of the burgeoning Excelsior. Curbed reports that the realtor images the property to transition into “units, live-work space or your favorite tech start-up!”
The Brazil Avenue property could also be purchased by the family of a big-mouthed, wide-eyed teen hoping to stumble into a European monarchy.
The city has a new star player in the real estate pricing realm: 2701 Broadway in Pacific Heights has seven bedrooms, over 16,000 square feet, an indoor basketball court, a roof deck with panoramic bay views—and a price tag of $39 million. That’s a $12-million increase in the 2 1/2 years since the current owners—raw food chef Roxanne Klein and her Modulus Guitars CEO husband Michael Klein—bought the home from real estate mogul Ron Zeff. This despite the fact that “the present owners haven’t so much as changed the paint in the au pair suite,” according to Curbed. (New photos of the home were not yet available for release, but you can see photos from the 2012 sale in the gallery above.)
The 1910 neoclassical revival home did receive a major overhaul in 2002, which included a full seismic upgrade to the property as well as new mechanical, A/V, communications and security systems. The fixtures and finishes also received an upgrade, while keeping intact the home’s original molding, wainscoting, box beam ceiling and grand fireplaces.
Certainly not original to the home: the two-story, 30-foot-by-40-foot indoor basketball court on the garage level; or the elevator that can take you all the way from the court to the fourth floor, which has a second kitchen and dining room, his and hers studies (to match the his and hers dressing rooms in the master) and three terraces to take advantage of the Golden Gate Bridge and Alcatraz views.
Since the home just came to market, it remains to be seen if that view is actually worth the $39 million the owners are asking. Obviously, at this price point, it’s hard to know for sure, but there is one pretty good comp: 2950 Broadway just two blocks away sold for $35 million last year. The 11,000-square-foot Tudor revival is still the largest single-family sale in San Francisco history—but maybe not for long. They don’t call it “Billionaire’s Row” for nothing.
Many long-time residents of today’s San Francisco comment on the changes in the city, citing new development, new culture, and new industry pushing SF toward a modern identity that is sometimes criticized, other times praised. But these photos, taken by photographer David Glass, show a scenes so familiar even to new residents of the city– because though some are decades old, when we compare them to Google Street views of the same places, we see the locations captured within them haven’t changed much at all. Interesting? Comforting? We think yes.