‘Fixer’ in Parnassus Heights

This week on tour, there were a few places in Parnassus Heights.  There is hardly ever anything up there-go figure, now there are several.

Living room with view and deck

This one at 227 Edgewood (right across the street from the last posting) is a great location, AND a blank canvas.  Good spaces and views, this four bedroom, four bathroom home has a Sea Ranch vibe about it.  Nice spaces, a walk out garden from the kitchen/great room.

Kitchen/great room with walk out garden

While it does have a fantastic location, it does not have a garage and I think it is pretty over-priced at $2.6 million.  Given it’s size, condition and location, I really think it should be price under $2 million.  So, you ask, if it’s that over-priced, why mention it?  Because it’s likely to get over-looked by others and it’s in a terrific location.  Buyers, overall in San Francisco, do not want to substantially negotiate for fear that they are upsetting sellers, or wasting time.  That fear can be real.  If you try to negotiate with a seller too soon after putting the property on the market, or write the offer without supporting documentation, such as comparable sales, you probably are wasting your time.  It’s also worth the buyer’s agent presenting your offer in person to the seller so that they can present all supporting documentation.

Here’s that brick street I told you about in the previous post.

Street Scene-Brick pavers

Listed by Hill & Co.

December 2010 update

Property withdrawn from the market.  The seller must not be ready to take what the property is worth in today’s market.

Pre-Thanksgiving Real Estate porn

I know this house is way outside the range of most people, but I really liked 226 Edgewood, and here’s why.

Wooded Entry Experience

Fabulous location.  Really.  You don’t find many homes on the market near UCSF in Parnassus/Ashbury Heights.  That neighborhood, in Real Estate speak, actually covers a pretty large area.  The area where 226 Edgewood is, is a pretty small area that is accessed by two streets off Parnassus; Willard and Woodland.  It’s wooded, secluded and gorgeous up there.  Wonderful views, well located and close both Cole Valley and the Inner Sunset neighborhoods.  Bonus, the street is a brick paved street.

City view from the garden/back of the house

Here’s the scoop.  Three level, Craftsman inspired home (with some Frank Lloyd Wright details) set back from the street on nearly a quarter of an acre gated site.  Four bedrooms, four bathrooms, two car-car port, wooded lot with a stunning garden.  All levels of the home and the garden have a wonderful down town view.

All for only $3.5 million.  Now, I know that’s a lot of money.  But, I see a lot of houses and there are bunches of $3-4 million dollar homes out there.  Given all this house has and where it is-I can’t imagine a better deal for the money on the market now.

Living room looking toward view and top floor den

Listed by Pacific Union.

January 2011 update:

The house is listed as pending as of 12/30/10

Second January 2011 update:

The house closed escrow on 1/13/11 for $2,900,000.  Someone got a very good deal for that house, neighborhood and view!