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AM Linkage: Noe Valley Town Square Update; the City in '51; Star Trek and San Francisco; More!

Noe Valley Town Square Update; the City in '51; Star Trek and San Francisco; More! - AM Linkage - Curbed SF CityAtlantaBostonCape CodChicagoDetroitHamptonsLos AngelesMiamiNationalNew YorkPhiladelphiaSan FranciscoSeattleSkiWashington DCTop stories Real Estate SoldTop Three Residential Property Sales for the Past Seven DaysThen & NowHave a Good Time at the Hippodrome on "Terrific Street"On the MarketYour Very Own Slice of Hayes Valley for Under $1M×Get the latest from Curbed SFFacebookEmail newsletterTwitter Thursday, May 23, 2013AM LinkageNoe Valley Town Square Update; the City in '51; Star Trek and San Francisco; More!Thursday, May 23, 2013, by Sally Kuchar

[Photo via Curbed Flickr Pool/scorpio-dragon]
· More good news for the Noe Valley Town Square [Noe Valley SF]
· $4M settlement approved for victims of burst pipe [SF Examiner]
· Haight organizations: who they are and what they do [uppercasing]
· College Hill was original St. Mary's home [Chron]
· San Francisco in 1951 as seen from a U.S. Navy submarine [SFGate]
· Why Star Trek made San Francisco the center of its futuristic utopia [Wired]

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Open House Report: Weekend Open House Report: Eureka Valley Edition

× Like us and you'll find top breaking news in your Facebook newsfeed. Sign up for our daily email newsletter and get top stories and breaking news delivered to your inbox. Friday, November 9, 2012, by Sally Kuchar

Location: 744 Church Street, Unit A
Size: 2-bed, 1-bath, 1,005 square foot condo
Price: $920,000
Pitch: "This is THE location. Classic architecture on the corner of Church and Cumberland with perfect views of Dolores Park and the SF skyline. The flexible open floor plan for this home can either accommodate two bedrooms or a spacious one bedroom with formal dining room. Other features include a gas burning fireplace with brick surround, refinished solid wood floors, spacious remodeled eat-in kitchen with granite counter tops, private garage, separate laundry room & large modern two level garden with spectacular views of SF. Blocks away from some of the City's finest Shops and Restaurants: Destino, Farina & Bi-Rite. This amazing condo combines all the best attributes of a City HomeLocation, Modern Detail and Classic Style. Welcome Home!"
Open House: Sunday, 2 to 4PM

Location: 331 Liberty Street
Size: 3-bed, 2.5-bath, 2,015 square foot condo
Price: $1,799,000
Pitch: "Located in one of San Francisco's most sought-after locations, a block from Dolores Park and a quick walk to a full array of hip restaurants & cafes, this contemporary Liberty Hill Condo with spectacular panoramic views feels as though it's perched up above the City's skyline. With the completion of construction in 2006, features include new concrete foundation, steel moment frames, french drainage system and all new plumbing, electric and HVAC systems, CAT5 and surround sound. 2 levels with panoramic view walk-out decks and spacious open-plan living/dining/kitchen area. Bamboo floors and contemporary finishes throughout."
Open House: Saturday and Sunday, 2 to 4PM

Location: 105 Danvers Street
Size: 4-bed, 3-bath, 2,952 square foot single-family home
Price: $2,480,000
Pitch: "This exceptional home is located in Eureka Valley within walking distance of shopping, restaurants, parks and MUNI. Fun is the word: the first floor, formerly a grocery store converted home(see photo), has high ceilings, a game rm that opens to the outdoor terrace and garden, service kitchen with sink, garbage disposal and dishwasher, a full size refrigerator and convection oven all of which make it ideal for entertaining. Step out to the sunny south patio and garden! Enjoy indoor/ outdoor living at its best! Upstairs: The Living room has a fireplace and bay window. The adjoining dining room has a deck. The professional kitchen, a master-suite with designer bath and 2 guest bds which share a beautiful designer bath. 1 Parking pad + 1 lease"
Open House: Saturday and Sunday, 1 to 4PM

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AM Linkage: Buying Real Estate in Berkeley For $1.00; Hayes Valley Gets Some New Public Art; BART Weirdness; More!

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Ask Curbed: Is West Portal About to Become the Next Noe Valley?

× Like us and you'll find top breaking news in your Facebook newsfeed. Sign up for our daily email newsletter and get top stories and breaking news delivered to your inbox. Friday, July 20, 2012, by Philip Ferrato

A curious reader posed this question via email:

Guys- This closed at $700/sf? Is this the first sub-1500sf sale to close above $900k? Am I going crazy here?

While we're not qualified to make a diagnosis regarding his mental state, the answer is "No." Our reader was inquiring about 15 Forest Side Drive, a 2-bed, 1-bath house built in 1951 that closed yesterday for $905,000, or $700 per square foot. We can argue all we like about neighborhood boundaries, but the San Francisco Association of Realtors does not. In the past six months, three houses have sold in the West Portal neighborhood (as defined by the SFAR) and 243 Vicente Street, a 3-bed, 2-bath, 1,320-sq-ft (per public records) house tops the trio with $837 per square. Our friend at 15 Forest Side Avenue comes in at second with $700 and $106,000 over the original asking price. In answer to the next question, broker Leon De-Levi confirmed there was a bidding war.

Meanwhile, not far away, 260 Claremont Boulevard sold for $691 per square. As far as we could find, there are currently no houses under 1,500-sq-ft on the market in West Portal, and in the rest of 94127 close to West Portal, most houses this size have closed for under $700-psf. Which may soon change.

While our reader may be crazed (or thrilled- hard to say) we can come up with two solid reasons for the price. The first is that while the house is apparently well-maintained, it's never been renovated, so you're not paying for and demolishing someone else's c.1995 Tuscan kitchen. The second is that the MUNI West Portal station is within a few minutes walk, making Mid-Market an easy commute while being in a stroller-friendly neighborhood, and challenging buyers' assumptions about where they have to live.
· 15 Forest Side Avenue [Redfin]
· 15 Forest Side Drive [Leon De-Levi/PacUnion]
· 243 Vicente Street [Redfin]
· 260 Claremont Boulevard [Redfin]

15 Froest Side Drive, San Francisco, CA

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On the Market: Get Your Big Contemporary Abode On in Noe Valley

× Like us and you'll find top breaking news in your Facebook newsfeed. Sign up for our daily email newsletter and get top stories and breaking news delivered to your inbox. Thursday, June 7, 2012, by Sally Kuchar Look at that massive thing, it's huge! This 4-bed, 4.5-bath, 4,092-square-foot newly renovated corner home in highly desirable Noe Valley just landed on the market with an asking price of $3,200,000. It last sold in late 2010 for $679,000, so when the listing says "newly renovated" they don't just mean a new kitchen and bathroom tile. This is the whole shebang. If you check out the Google Street View, you can see the original property. Quite a "renovation," huh? Property highlights include saying you probably have the biggest house on the block and there's also a 500-bottle wine cellar. Dear readers, think this huge house will sell for asking?
· 1501 Diamond [Redfin] 1501 Diamond Street, San Francisco, CA

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House of the Day: A Starter Home in the Hudson Valley Enclave of Tuxedo Park

× Like us and you'll find top breaking news in your Facebook newsfeed. Sign up for our daily email newsletter and get top stories and breaking news delivered to your inbox. Monday, March 26, 2012, by Rob Bear

Have a nomination for a jaw-dropping listing that would make a mighty fine House of the Day? Get thee to the tipline and send us your suggestions. We'd love to see what you've got.

Location: Tuxedo Park, N.Y.
Price: $595,000
The Skinny: The Hudson Valley community of Tuxedo Park, with its storied provenance (it gave name to the tuxedo) and imposing stone gates, seems like an unlikely place to search for a first home. Lakefront mansions go for over $4M and the childhood castle of legendary decorator Dorothy Draper is currently listed for $3M. Still, although it's within commuting distance of NYC, has its own private school, a golf club, and a host of blue-blood racquet sports, there are still affordable options for young Manhattanites fleeing the city for the first time. This $595K white-shingled cottage lists four bedrooms and three baths spread over 2,400 square feet. Within walking distance of the Tuxedo Club, the 1924 house has been tastefully renovated, with hardwood floors and a modernized kitchen.
· 222 Continental Road [Zillow]
· A Lakefront Mansion in the Storied Old-World Outpost of Tuxedo [Curbed National]
· Dorothy Draper's Parents' French Norman-style Stone Manor [Curbed National]

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quicklisting : Noe Valley Victorian, $2,395,000

× Like us and you'll find top breaking news in your Facebook newsfeed. Sign up for our daily email newsletter and get top stories and breaking news delivered to your inbox. Thursday, March 22, 2012, by Austin Pollock

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AM Linkage: Watch Out For the Whales; Love For the Dolores Park Rehab; New Mural In Hayes Valley; More!

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From Curbed Marketplace: Noe Valley Abode Just a Pinch Over a Million

× Like us and you'll find top breaking news in your Facebook newsfeed. Sign up for our daily email newsletter and get top stories and breaking news delivered to your inbox. Tuesday, March 6, 2012, by Sally Kuchar

Here now, From Curbed Marketplace, highlighting an intriguing real estate listing from the many thousands of properties found in the Curbed Marketplace. Browsing the Marketplace and spot a property worthy of being featured? Send it to the tipline.

A very charming 2-bed, 1.5-bath, 1,064 square foot single-family home in Noe Valley just landed on the market with an asking price of $1,059,000, or $995 per square foot, the neighborhood average. The home last sold in 2007 for $975,000. We should point out that in addition to the two proper bedrooms, there's also a smallish bonus room that the listing suggests be used for an office or nursery. We think this place's adorable, but the real property highlight is the terraced backyard, which is perfect for entertaining.
· 416 28th Street [Zillow] 416 28th Street, San Francisco, CA

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AM Linkage: Erotic Parklet; Chime In On the Ocean Beach Master Plan; Bikes In Hayes Valley; More!

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AM Linkage: Naming Hayes Valley Residents; Dolores Park Flyover; San Francisco in '64; More!

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AM Linkage: Gold Dust Landlords Not Happy; Foreclosure Irregularities Widespread; Noe Valley House Do-over; More!

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From Curbed Marketplace: Cole Valley Beauty Returns to the MLS

× Like us and you'll find top breaking news in your Facebook newsfeed. Sign up for our daily email newsletter and get top stories and breaking news delivered to your inbox. Tuesday, February 14, 2012, by Sally Kuchar

Here now, From Curbed Marketplace, highlighting an intriguing real estate listing from the many thousands of properties found in the Curbed Marketplace. Browsing the Marketplace and spot a property worthy of being featured? Send it to the tipline.

This beautiful abode sits on a quiet street on a hill that's bordering Cole Valley, Ashbury Heights and Buena Vista Park. The 2-bed, 2-bath, 2,195 square foot home recently landed on the market with an asking price of $1,249,000. It also made several appearances on the MLS in 2009, but couldn't manage to nab a buyer. Property highlights include the interiors being packed with charm and a magical garden complete with hot tub.
· 484 Roosevelt Way [Zillow] 484 Roosevelt Way, San Francisco, CA

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Open House Report: Weekend Open House Report: Noe Valley Edition

× Like us and you'll find top breaking news in your Facebook newsfeed. Sign up for our daily email newsletter and get top stories and breaking news delivered to your inbox. Friday, January 27, 2012, by Sally Kuchar

Location: 628 29th Street
Size: 3-bed, 2.5-bath; 1,843 square feet
Price: $959,000
Pitch: "Charming and spacious detached home set at the back of the lot behind a gorgeous, lush garden with lawn and stone patio. Great Noe location, close to shops & restaurants on Church St, Apple Shuttle, and numerous transit lines. This home is as comfortable and convenient as it is beautiful. Note washer and dryer are not part of sale, but may be negotiable."
Open House: Saturday and Sunday, 1 to 3PM

Location: 369 Day Street
Size: 3-bed, 2.5-bath; unlisted square footage
Price: $1,595,000
Pitch: "369 Day is a completely remodeled Victorian with all modern amenities. Rebuilt from the studs, it has maintained much of its Victorian character while suiting a modern lifestyle. Believed to be attributed to seminal SF builder Fernando Nelson, the home is perfectly situated with ample southern exposure for excellent Noe light throughout."
Open House: Saturday and Sunday, 2 to 4PM

Location: 4483 23r Street, Unit 2
Size: 2-bed, 1-bath; 924 square feet
Price: $599,000
Pitch: "Nicely upgraded, crisp, south facing, rear unit in small 4 unit HOA. Brightly flooded with light. Manufactured wood styled flooring, new carpeting and freshly painted throughout. Eat-in kitchen with gas range, stainless appliances and pantry. Bedrooms have nice room scale. Second bedroom has 2 large closets - one is currently modified as a desk area. Bathroom is updated with unique granite tile. Unit looks out over serene common garden. Large parking space for one car with independent access. Some extra storage in garage. Steps to Muni and easy access to Noe Valley amenities, freeways and shopping."
Open House: Saturday and Sunday, 2 to 4PM

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House of the Day: Immaculate Hudson Valley Mansion of John Jacob Astor III

× Like us and you'll find top breaking news in your Facebook newsfeed. Sign up for our daily email newsletter and get top stories and breaking news delivered to your inbox. Monday, January 30, 2012, by Rob Bear

Have a nomination for a jaw-dropping listing that would make a mighty fine House of the Day? Get thee to the tipline and send us your suggestions. We'd love to see what you've got.

Location: Irvington, N.Y.
Price: $11,750,000
The Skinny: Located in the tony Hudson Valley enclave of Ardsley-on-Hudson, this supremely elegant Italianate mansion is being offered for the first time in 80 years. Unlike many such sales, usually prompted by a death in the family, this utterly immaculate estate has been maintained to perfection, aided by the superior construction. It is said that the Caen limestone blocks were laid so tightly that even today it's impossible to fit a penknife between them. Built on a 65 acre plot in 1852 by Manhattan merchant Francis Cottenet, Nuits, as the house is known, then eventually passed to John Jacob Astor III, who also maintained homes in NYC—on the future site of the Empire State Building—and Newport, R.I. Renovated over a period of 20 years, from 1980 to 2000, the 10-bedroom, 14,000-square-foot estate is today listed for $11.75M.
· 2 Clifton Place [Zillow]

2 Clifton Place, Irvington, NY

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Real Estate Sold: Zynga Founder Mark Pincus Sells His Cole Valley Home

× Like us and you'll find top breaking news in your Facebook newsfeed. Sign up for our daily email newsletter and get top stories and breaking news delivered to your inbox. Monday, January 23, 2012, by Sally Kuchar We first told you about Zynga founder Mark Pincus listing not one but two of his San Francisco abodes back in mid-December of last year. Both properties are prime pieces of San Francisco real estate, so its no surprise that rumors were swirling as to why Mr. Pincus and his One Kings Lane founder wife would list both homes at once. Some thought the influx of Zynga cash had the family seeking out a bigger and better manse, others suspected it had something to do with Vera Svenchina, a "stripper turned filmmaker turned nuisance against whom Pincus filed a restraining order" in 2010.

Listed in September for $2,189,000, 1572 Shrader in Cole Valley is the smaller and less expensive abode that the Pincus clan owns. The property received no offers, so its price was reduced to $1,970,000 a month later. It's a 3-bed, 3-bath, 3-level home that Pincus purchased back in 2005 for a mind-numbing $2,850,000. Shoot forward to today and the home's been sold for $1,890,000, a $960,000 loss.
· 1572 Shrader [Redfin]
· $880,000 Loss For Zynga Founder Mark Pincus [Curbed SF]
· Zynga Founder Mark Pincus Lists Not One But Two SF Abodes [Curbed SF]

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Curbed Cup 2011: Curbed Cup Elite 8: (8) Hayes Valley vs. (16) The Presidio

× Like us and you'll find top breaking news in your Facebook newsfeed. Sign up for our daily email newsletter and get top stories and breaking news delivered to your inbox. Monday, December 19, 2011, by Sally Kuchar

Half the field has already been eliminated in the Curbed Cup, our annual award to the San Francisco neighborhood of the year. This week we'll have one matchup per day—with the polls left open for 24 hours—and by Friday only four contenders will be left vying for the prestigious fake trophy. Let the eliminations continue![Photos: BRIGHTERFASTER via Sergio/american dream via Eric]

Hayes Valley secured its advancement in the Curbed Cup by defeating Noe Valley with 61.3% of the votes. The neighborhood's undergone severe gentrification to be the destination it is today, and it has no plans on slowing down. The Hayes Valley Farm needs to pack up shop and move so that condos can be developed. There's the Proxy Project, which one of the many reasons San Francisco's foodies are flocking to the pop-up installment. And as Nicole Grant put it, "if you live here, you will reside in a shoebox, shop too much, and order in all of the time - and you'll love it."

Certainly the biggest upset so far was the Presidio narrowly beating out Yerba Buena by a couple dozen votes. The Presidio is home to a full-sized replica of Yoda (it's a fountain!) in Lucasfilm Ltd.'s headquarters. We're also seriously digging the Presidio Trust's restoration of the park. And hey, even the famed Newsom clan contemplated renting a house in the nabe.

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Turf Wars: Mud-Slinging Expected at Planning Commission Over Noe Valley Addition

× Like us and you'll find top breaking news in your Facebook newsfeed. Sign up for our daily email newsletter and get top stories and breaking news delivered to your inbox. Wednesday, November 30, 2011, by Alex Bevk

[Image via SF Planning]

This Thursday’s Planning Commission hearing will feature some NIMBY rage in Noe Valley. The owners of 4366 26th Street want to construct a rear addition to their house, but a neighbor claims it will be an “invasion of privacy” and block light, so the neighbor filed for discretionary review, the ultimate "addition block." But Noe Valley SF points out that the DR requester has existing non-conforming stairs, bedroom and some sort of shed that occupy the same rough footprint of the requested addition and “the applicants moved into their home in 2010 with one child and are expecting twins." Expect an update from us on the ongoing Noe Valley addition saga on Friday.
· This Week at the Planning Commission [Noe Valley SF]
· Opposed To The Proposed Expansion Below Over In Noe Valley [SocketSite]
· 4366 26th Street Discretionary Review Analysis [SF Planning]

4366 26th Street, San Francisco CA

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PriceChopper: Chop After Chop For Noe Valley Abode

× Like us and you'll find top breaking news in your Facebook newsfeed. Sign up for our daily email newsletter and get top stories and breaking news delivered to your inbox. Tuesday, August 9, 2011, by Sally Kuchar Was: $899,000
Then: $849,000
Then: $829,000
Now: $800,000
You Save: $99,000

522 Valley is a 2-bed, 1-bath home in Noe Valley that clocks in a little under 1,000 square feet. It first landed on the market in early June with an asking price of $899,000. Shoot forward 68 days and it's still here, waiting for you to write a check for it, and now for $800,000. This home currently lacks curb appeal, but it's not a problem that a landscape designer couldn't fix. Once inside there are hardwood floors and tall ceilings. In fact, the kitchen area has an open floor plan and a cathedral ceiling. There's also a completely wooden bonus room, which has been described as a "captain's cabin-like bonus room." What do you think, dear readers? Will this puppy finally sell? Or should we expect another chop?
· 522 Valley [Redfin]

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