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Matt Fuller & Britton Jackson ...

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SF Blu Penthouse Floorplans, San Francisco

02-17-11
Matt Fuller & Britton Jackson ...

There are six penthouse homes at SF Blu, at 631 Folsom St. (corner of Folsom and 2nd). They each occupy three floors, with two levels for living space and one for the solarium and deeded roof deck. The main entrance for all of the penthouse homes is on the 21st floor of the building, but there is a secondary egress on the 20th floor, which is the private level with all of the bedrooms for each of the penthouse homes. All of the homes offer great views of either downtown, the San Francisco bay, or Twin Peaks depending on the orientation of the home.

The building is located in the Yerba Buena subdistrict (neighborhood) of the South of Market Area. It offers great access to downtown, as well as numerous restaurants, the San Francisco bay, Ferry building and farmer’s market, museums, and plenty of nightlife. It is also a short walk from the SF Giant’s ballpark. It offers fairly convenient access to both I-280 and 101, and is a relatively short walk to either Muni or BART transit systems.

As built, the SF Blu penthouses advertise the following features:

  • 3 bedrooms, 2.5 baths
  • Private rooftop solariums and roof terraces
  • 2 floors devoted to living, dining and entertaining
  • Lower private floor for bedrooms with its own separate access
  • Panoramic views from every level
  • Wood flooring throughout second level living and dining areas
  • Floor to ceiling and wrap-around corner windows
  • Miele in-home washery and dryer
  • Central heat and air conditioning

Kitchens:

  • Viking stainless steel appliances
  • Viking under-counter built-in wine refrigerator
  • Fisher Paykel double drawer dishwasher
  • European kitchen cabinetry with undermount halogen task lighting
  • Granite kitchen counters with undermount stainless steel sinks

Baths:

  • Custom cabinetry
  • Marble vanity top with undermount sink
  • Marble flooring, counters and shower surrounds (Master)
  • Double designer sinks (Master)
  • Frameless glass shower enclosure (Master)

Siteplan for SF Blu Penthouse Level 21

The team behind the building consists of Lennar Urban, Malcolm Properties, Inc. and Handel Architects, LLP.

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District 5: 2009 vs 2010 Median Price and Price Per Square Foot

02-16-11
Matt Fuller & Britton Jackson ...

If you own a home in the central part of San Francisco, what kind of year was 2010? Before I go on, district 5 in San Francisco is made up of the following neighborhoods: Clarendon Heights, Buena Vista/Ashbury Heights, Cole Valley/Parnassus Heights, Noe Valley, Eureka Valley/Dolores Heights, Glen Park, Duboce Triangle, Corona Heights, Haight Ashbury, Mission Dolores, and Twin Peaks. These neighborhoods all have a mix of property types (except Clarendon Heights, which is almost all detached single family homes), including single family homes, condos in larger and smaller complexes, and TICs in a variety of building sizes. If you are having trouble reading the charts, click on any of them for a larger image.

In comparing values in 2010 to 2009, only 2 D5 neighborhoods saw a decrease in median home price, with the rest either being flat or much higher. Both Clarendon Heights and Corona Heights turned in negative performances on median home price, although Corona Heights was up on a price per square foot basis.

The least expensive D5 neighborhood was Twin Peaks, with a median price of $622,000, while it’s neighbor Clarendon Heights came in as the most expensive with a median price of $1,556,0250. If we try and attempt to adjust for difference in average size by neighborhood and look at price per square foot (which has other issues, as I’ve discussed), then we see Buena Vista/Ashbury Heights as the most expensive at $1,165 per square foot and the Haight Ashbury as the least expensive at $559 per square foot.

What trends stand out to you?

District 5

Median Home Price

Price per Square Foot

% Change, Price per Square Foot and Median Home Price, District 5

As always, all data is from the San Francisco Multiple Listing Service (SFARMLS). These are my feelings about $/Sq.Ft. metrics and the median average.

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Our Valentines Day Post to You: SF Blu

02-14-11
Matt Fuller & Britton Jackson ...

SF Blu. It rhymes easily, which makes it a great candidate for our Valentine’s day post. *Cough, cough, clears throat*

Roses are Red,
SF Penthouses at Blu,
Our Valentines Day post for You.

Awful, I know. I had the pleasure of being at SF Blu, located on Folsom at 2nd street in the Yerba Buena district – last Friday for a luxury market meeting with my colleagues at Zephyr. In addition to reviewing how the market for luxury properties in San Francisco was doing, we took time to tour the remaining penthouses available at the SF Blu project.

There are six penthouses in total, with three remaining as of Friday. Those with the most amazing views sold first, and currently Penthouses B, C and F remain. Although, to be fair, I must say that the views from Penthouse F are pretty spectacular. It is the largest of the remaining homes, with an asking price of $2,925,000. The least expensive that remains in Penthouse B with an asking price of $2,500,000. Square footage runs from approximately 2,245 for floorplan B to 2,573 for floorplan F. For those of you not interested in the penthouses, they have about 10 or 15 of their 2 bedroom 2 bath models available.

All of the penthouse homes are on three levels, with private living space on the lowest level, the main entrance, living room, dining room, and kitchen on the main level, and a solarium and private roof deck on the top floor. It is a nicely done and thoughtful division of space, and for those with families or who just like their private rooms kept private, you will definitely appreciate the layout.

Finishes are nicely done throughout, essentially what you would expect for a home in this price range, although I personally am not a fan of the cabinet and appliance white oak finish in the kitchens. But your mileage may vary. The master bath is spacious, and I absolutely love the bathtub they went with. Below are photos I snapped, I apologize for the quality of some of them but it should give you a good feel for the space and finishes. Click on any thumbnail for a larger image.

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2010 Most Expensive Homes Sold in San Francisco

01-07-11
Matt Fuller & Britton Jackson ...

Inspired by Ginger Wilcox and a Zephyr Premiere luxury real estate meeting on Friday morning, I decided to take a look at the 10 most expensive homes sold in 2010 in San Francisco, as reported in either the San Francisco MLS or the county of San Francisco tax records (provided by Realist). Many high end luxury sales in San Francisco are private transactions that are either never reported in the MLS, or are reported as a “comps only” after the sale has closed, but never actively listed through the multiple listing service.

2600 Pacific Ave.

You won’t be surprised to find that Pacific Heights is home to San Francisco’s most expensive 2010 real estate, and you also won’t be surprised to find that 9 out of 10 of the most expensive sales in 2010 were of single family homes, with one co-op making the list. The most expensive condo to sell in San Francisco (as per tax records or MLS) – which wasn’t expensive enough to make the top 10 list – was at the Infinity. Interestingly, Millennium Tower has had several high end sales, none of which were readily searchable in the tax records…

In descending order, here are the winners for most expensive real estate in 2010:

 Rank Address Sales Price Source

1 2600 Pacific 15,500,000 Tax

2 2342 Broadway 13,500,000 Tax/MLS

3 2786 Broadway 12,759,000 Tax

4 3311 Pacific Ave. 11,700,000 Tax

5 2935 Pacific Ave. 11,500,000 Tax/MLS

6 2939 Vallejo 9,500,000 MLS

7 2830 Pacific Ave. 8,350,000 MLS

8 2350 Broadway 7,800,000 MLS

9 2841 Divisadero 7,581,250 MLS

10 2006 Washington #4 7,000,000 MLS


For those of you who are more visually oriented, here is a google map showing the locations of the 10 most expensive homes sold in 2010 in San Francisco (as listed above). For those of you who want to take a walking tour, the good news is that they are all pretty close to each other! (click on the blue placemarkers below for additional information)



View 2010 Most Expensive Sales in SF in a larger map

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A Nip ‘n Tuck at 88 King Street in South Beach

01-04-11
Matt Fuller & Britton Jackson ...

Ah, the agonies of aging. Or, for those of you not feeling so charitable, the agonies of what some would describe asquick-and-questionable construction. Either way, as I was driving by 88 King St - The Towers at Embarcadero South yesterday I noticed that there was a lot activity on the exterior of the building, more cranes, pulleys, and workers than you would expect for a simple window wash!

(click on any photo below for a larger image)

88 King St., also known as The Towers at Embarcadero South, is a condominium project with 233 condominiums in South Beach that was completed in 2000 with John Britton AIA as the architect of record. The condos offer some great water views and the insides are finished out with wood floors and carpeting in the bedrooms. Kitchens feature stainless steel appliances and maple or cherry cabinetry with granite counters throughout the kitchen and bathrooms. HOA ammenities include a business center with computer, printer, scanner, fax, and copier; a presentation room with a flat-screen TV, and owner’s lounge with flat-screen TV, DVD, and CD player. There is also a fitness center and outdoor heated pool. If you are a SF giants fan, you’d be hard pressed to find shorter commute to the ballpark!

While I have heard rumors and talk of a major replacement/repair project, it seems that things are definitely under way. From a bit of research on the web, it appears that the HOA for 88 King St. engaged The Albert Group as their construction management company, which describes the $15 million project as:

Provided budget development and scheduling services during construction defect litigation for 233 unit condominium project. After successful resolution of claims, retained by home owners association to implement construction remediation project including replacement of over 1,000 windows, repair of EIFS façade, and waterproofing of building exterior to be completed while units occupied by residents.

So after many years of arguing, it appears that HOA and owner concerns at 88 King St. have finally come to a successful conclusion, as evidenced by the industrious workers seen in the pictures above busily replacing windows, waterproofing, and repairing the building façade. And almost as importantly: what exactly is that sculpture across the street?

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