If you live in a homeowners association in California, you also live in a civil jurisdiction where the city or county has animal control regulations. They have the power to issue warnings, levy fines and take court action depending upon the severity of the infraction. That said, often times a dual approach can be taken whereby someone could contact both animal control AND the association. As the association may need to take a slower approach, the association can even use the animal control findings as part of its decision making process.

Sincerely yours,

Adrian Adams, Esq.
Adams Kessler PLC

QUESTION: One of our members would like to use cumulative voting in our current board election. Our bylaws state that they must announce at the meeting that they will use cumulative voting. We vote by mail with the 2 envelope system so there is no meeting to announce before voting. Can he still use cumulative method and, if so, does he need to announce by another means or perhaps declare it on his ballot?

ANSWER: Since your governing documents allow cumulative voting, you must automatically “announce it” in the ballots you mail to your members. Declaring it at a meeting is no longer required. Civil Code 1363.03(b).

Sincerely yours,

Adrian Adams, Esq.
Adams Kessler PLC

QUESTION: We are a large 55+ community. Elections for the board are coming up shortly. Two candidates were directors in the past but not currently. Their campaign literature is asking residents to “Re-Elect” them. There is potential for confusion, particularly among the very elderly. Is there any constraint, ethically, legally or otherwise against their asking to be “re-elected”?

ANSWER: It is unethical to intentionally wage misleading campaigns. They confuse more than just the very elderly. Those who wish to set the record straight have the right to point out the candidates’ misstatements to the membership.

Sincerely yours,

Adrian Adams, Esq.
Adams Kessler PLC

QUESTION: Regarding your latest newsletter about an association taking over the mortgage via the foreclosure/sale process, your article mentioned that the bank will ultimately foreclose on the association if the mortgage is not paid by the association. What effect would this have on the association’s credit? We have a unit under water and the bank has been postponing the sale date for over a year now.

ANSWER: If the association takes ownership and the bank subsequently forecloses, it will not impact the association’s credit. The loan is in the prior owner’s name and the bank is foreclosing on the unit, not the association. The prior owner’s credit is harmed, not the association’s. Even if the association’s credit were somehow affected, it would be meaningless. Associations normally do not borrow money for consumer goods or to buy property. Typically, the only time they borrow is to make repairs. When that is done, the loan is secured by a special assessment approved by the membership.

Renting the Unit. You mentioned the bank’s continual postponing of the sale date. Too many banks are delaying foreclosures because they don’t want the property on their books nor do they want to pay the association’s monthly dues. As a result, they sit on their hands and do nothing. As I mentioned last week, associations can foreclose on the unit, take possession, and put a renter in the unit until the bank completes its own foreclosure. Because the bank will eventually foreclose, you cannot put the renter on a long-term lease. It should be month-to-month since the bank will want the renter to vacate at some point so it can get the unit ready for sale. To find a renter willing to lease for an uncertain time-period, you need to offer the unit at below-market rents.

Rent Skimming. Boards should be aware that the bank may demand the rents collected by the association per Civil Code 890. If a bank were to make a demand, the board must immediately turn over the rents. I’ve never seen it happen but it’s a possibility and boards should consult with legal counsel before proceeding.

Sincerely yours,

Adrian Adams, Esq.
Adams Kessler PLC

QUESTION: We have a qualified board who seeks guidance from attorneys and experts when needed. Like most CIDs we have a small faction of owners who claim that almost every act by the board is illegal. They forced us into ADR, which cost us $28,000 in legal fees. There was no resolution and the dissidents walked away. Can we go after the dissidents for the legal costs or do we need to special assess our membership?

ANSWER: Unfortunately, you need to special assess your membership. Dissent is a healthy part of the political process but owners who view all boards as power-hungry law breakers are dead wrong. Moreover, they are harmful to their associations because of their constant disruptive behavior and litigation. It is even worse when they get themselves elected to the board. Once in control, they often impose the very destructive practices they alleged when they were off the board.

Recouping Fees. For better or worse, legal fees are part of an association’s “cost of doing business” and there is no way to recoup them unless a dispute goes to trial (or binding arbitration), the association wins, and fees are awarded to the association. Even then, awards are at the discretion of the judge or arbitrator.

Sincerely yours,

Adrian Adams, Esq.
Adams Kessler PLC

Upcoming Open Homes

OPEN: 2/28/2010 1:00 PM to 4:00 PM
1183 Filbert St., San Francisco | $1,699,000
MLS#362606
| Multi-Family | Map
Russian Hill
Classic Units. Bright & spacious upper unit is 3 bedroom, 1 bath flat with a flexible floorplan. This unit features a remodeled kitchen, formal dining room – lots of natural light, Contemporary bath, and office space (sunroom). The lower unit is a large a more.
Brendon Kearney
DRE# 01350213

OPEN: 2/28/2010 2:00 PM to 4:00 PM
4362 23rd St., San Francisco | $1,540,000
MLS#360944
3 bedroom, 3.5 bath | Condo / Townhome | Map
Noe Valley
REDUCED~Take a 2nd Look! Exquisite top-floor Victorian condo.+3,100 sq. ft. of living space, 3 bedroom, 3 bath multi-level condominium has the feel of a single family home. An entertainer’s dream, this home features a double parlor, Formal dining room, Go more.
Brendon Kearney
DRE# 01350213

OPEN: 2/28/2010 2:00 PM to 4:00 PM
476 27th St., San Francisco | $1,375,000
MLS#366588
3 bedroom, 2 bath | Single Family Residence | Map
Noe Valley
Wonderful 3BR, 2BA home w/classic Victorian facade & modern interior renovations – A true entertainers dream w/2 gorgeous new (350 sq ft) decks, the upper featuring fantastic views of Downtown SF & East Bay Hills. Kitchen w/granite counters & 6-burner Vik more.
Bj Droubi
DRE# 431027

OPEN: 2/28/2010 1:00 PM to 3:00 PM
845 Montgomery St., Unit C, San Francisco | $995,000
MLS#362026
2 bedroom, 2 bath | Condo / Townhome | Map
Financial District
Stunning Condo w/brick facade in Historic Jackson Square area of Financial Dist & No. Beach. Gem of a nghbrhd, feat. many local amenities, cafes, restaurants, Muni, Bart, major bus lines close by. This 2/2 unit features a Mstr Ste w/blcny, accessed thru f more.
Jim Laufenberg
DRE# 01201131

OPEN: 2/28/2010 2:00 PM to 4:00 PM
9 Rio Ct., San Francisco | $995,000
MLS#365663
4 bedroom, 2 bath | Single Family Residence | Map
Miraloma Park
Here is a great center patio view home in Miraloma park. The upper level consists of formal living room, dining room, updated kitchen and bath. Both bedrooms in the back half of the home have wonderful panoramic views. Off the kitchen there are stairs lea more.
Dan McLean
DRE# 01307929

OPEN: 2/28/2010 2:00 PM to 4:00 PM
1940 12th Ave., San Francisco | $699,000
MLS#366746
3 bedroom, 2 bath | Single Family Residence | Map
Golden Gate Heights
View Home in Golden Gate Heights! The formal entry opens to both bedrooms on this level and invites you into the cozy living room. There is a brick wood-burning fireplace in the living room where you can also enjoy the great views of San Francisco. Off th more.
Dan McLean
DRE# 01307929

OPEN: 2/28/2010 2:00 PM to 4:00 PM
7 Robinson Dr., San Francisco | $595,000
MLS#364490
3 bedroom, 1 bath | Single Family Residence | Map
Crocker Amazon
Open House: Sunday 2-4 PM. Beautiful home, very good condition. Plenty of light and ample spaces. Three bedrooms and one bath with skylight. Kitchen with formica counter, tile floors, refrigerator, gas range. Garage. In Law at ground floor level: two bedr more.
Ricardo Ron
DRE# 01759626

OPEN: 2/28/2010 1:00 PM to 4:00 PM
4454 23rd St., Unit 2, San Francisco | $549,000
MLS#366377
2 bedroom, 1 bath | Condo / Townhome | Map
Noe Valley
This spacious 2 bedroom, 1 bath unit located at the rear of the building is an oasis in the city. The entire building was newly remodeled inside and out in 2004. Featuring a large, open living room area with gas fireplace and recessed lighting, a remode more.
Brendon Kearney
DRE# 01350213

OPEN: 2/28/2010 2:00 PM to 4:00 PM
3/02/2010 2:30 PM to 4:00 PM
85 Duboce Ave., Unit 204, San Francisco | $539,000
MLS#365331
2 bedroom, 1 bath | Condo / Townhome | Map
Inner Mission
Spacious 2 bed, 1 bath is located at the rear of the building & is an oasis in the heart of the city. Featuring a large, open living room / dining room area with fireplace & recessed lighting, an open galley kitchen, private deck, & remodeled bath – this more.
Brendon Kearney
DRE# 01350213

OPEN: 2/28/2010 2:00 PM to 4:00 PM
721 Excelsior, San Francisco | $479,000
MLS#366738
2 bedroom, 1 bath | Single Family Residence | Map
Excelsior
Great cozy home in the desirable Excelsior Area of San Francisco. 2 bedroom one bath with an extra bonus room. Eat in kitchen with granite counters. Garage with extra storage space and a large back yard. Easy excess to 101 & 280 Freeways and convenient to more.
Al Rodriguez
DRE# 01196585

OPEN: 2/28/2010 2:00 PM to 4:00 PM
215 Red Rock Way., Unit 206J, San Francisco | $449,000
MLS#363938
1 bedroom, 1 bath | Condo / Townhome | Map
Diamond Heights
Bright 1 bedroom condo in Diamond Heights Village. This unit faces south which provides great light and views. Kitchen has lots of cabinets and big counter, great for entertaining. This condo also has double pane windows, gas fireplace, walkin closet and more.
Dan McLean
DRE# 01307929

OPEN: 2/28/2010 2:00 PM to 4:00 PM
63 Prospect, San Francisco | $349,000
MLS#352930
1 bedroom, 1 bath | Condo / Townhome | Map
Bernal Heights
Beautiful finishes in this bright TIC with high ceilings, Fridgidaire Stainless appliances in the kitchen, built in microwave, granite countertop. Bamboo floors throughout, tasteful stone bathroom, views of twin peaks. 16.76%TIC in 61-69 Prospect an exis more.
Susan Ferry
DRE#

New Listings | Week ending 2/27

2535 Lyon St., San Francisco | $4,250,000
MLS#366212
| Multi-Family | Map
Pacific Heights
First time offered in 40+years. 1920′s Spanish Mediterranean style 2 unit property. Trophy cul-de-sac location near The Lyon Street Steps,adjacent to 1480 acre Presidio.Unsurpassed views of The Bay,Alcatraz,The Presidio, Russian Hill and Gold Coast reside more.
Don DeFranco
DRE# 01317125

418 Liberty St., San Francisco | $2,395,000
MLS#366590
4 bedroom, 2.5 bath | Single Family Residence | Map
Dolores Park
Elegant 4BR, 3.5BA Spanish Med located on one of the most coveted blocks of Dolores Heights – Stunning skyline views from all levels. Traditional floor plan w/lrg formal rooms, coved ceilings & period details. Main level features grand sized living rm w/f more.
Lamisse Droubi
DRE# 1257759

476 27th St., San Francisco | $1,375,000
MLS#366588
3 bedroom, 2 bath | Single Family Residence | Map
Noe Valley
Wonderful 3BR, 2BA home w/classic Victorian facade & modern interior renovations – A true entertainers dream w/2 gorgeous new (350 sq ft) decks, the upper featuring fantastic views of Downtown SF & East Bay Hills. Kitchen w/granite counters & 6-burner Vik more.
Bj Droubi
DRE# 431027

179 14th Ave., San Francisco | $999,000
MLS#366850
| Multi-Family | Map
Lake
2 unit building – vacant. No Ellis Act. Detached on one side. Upper unit 1BR/1BA + bonus. Lower unit 3BR/2BAs. Units need TLC. Nice sized rooms w/ample closets. Newer kitchens. Large fenced rear yard. Garage with plenty of storage. Close to public trans more.
Jim Laufenberg
DRE# 01201131

1940 12th Ave., San Francisco | $699,000
MLS#366746
3 bedroom, 2 bath | Single Family Residence | Map
Golden Gate Heights
View Home in Golden Gate Heights! The formal entry opens to both bedrooms on this level and invites you into the cozy living room. There is a brick wood-burning fireplace in the living room where you can also enjoy the great views of San Francisco. Off th more.
Dan McLean
DRE# 01307929

80 Scotia Ave., San Francisco | $549,000
MLS#366878
3 bedroom, 2 bath | Single Family Residence | Map
Silver Terrace
Completely renovated home with refinished hardwood floors, featuring living room w/fireplace, newer kitchen w/eating area, 2 bedrooms one full bath in the main area. Downstairs 1 bedroom with a full bath, family room, den/office/storage room and one car more.
Nancy Ruiz
DRE# 00867351

721 Excelsior, San Francisco | $479,000
MLS#366738
2 bedroom, 1 bath | Single Family Residence | Map
Excelsior
Great cozy home in the desirable Excelsior Area of San Francisco. 2 bedroom one bath with an extra bonus room. Eat in kitchen with granite counters. Garage with extra storage space and a large back yard. Easy excess to 101 & 280 Freeways and convenient to more.
Al Rodriguez
DRE# 01196585

Price Updates | Week ending 2/27

743 20th Ave., San Francisco | $1,399,999
MLS#364711
| Multi-Family | Map
Central Richmond
Nice 4 unit building in Central Richmond District. Large 4 units-2 bedroom & 1 bath per unit (all units have fireplaces). Front units have separate Dining Rooms. Full garage…can park up to 5 vehicles. Separate electrical and gas meters. Well mainta more.
Brian Leung
DRE# 01203473

Upcoming Open Homes

OPEN: 2/28/2010 1:00 PM to 3:00 PM
442 34th Ave., San Francisco | $1,179,900
MLS#356953
| Multi-Family | Map
Outer Richmond
Open Sunday 1-3pm 2/28/10 Seller ready to deal !!! Bring us an offer. Seller may credit or carry loan…….? Priced reduced to $1,179,000 from $1,399,000,BEAUTIFUL Marina Style Building in the Richmond District.Building consists of 2 units, each with 2 more.
Robert Kinoshita
DRE# 01092987

OPEN: 2/28/2010 2:00 PM to 4:00 PM
515 Texas St., San Francisco | $1,048,000
MLS#366881
3 bedroom, 3.5 bath | Single Family Residence | Map
Potrero Hill
Quintessential Victorian home showcasing vintage details coupled w/a contemporary remodel. Upper level features Living Rm w/ f/p & pocket doors leading to the Dining Area w/breakfast bar. Euro-style Kitchen w/Italian glass tile backsplash. An Office, Half more.
Marie M. Randall
DRE# 01324395

OPEN: 2/28/2010 2:00 PM to 4:00 PM
121 9th Ave., San Francisco | $925,000
MLS#366539
2 bedroom, 1.5 bath | Condo / Townhome | Map
Lake
Charming spacious top floor condo w/two bedroom, one and one half bathrooms PLUS a sunroom perfect for home office/den/nursury etc. Features a spacious, light-filled living room w/ a wood burning fireplace, adjacent formal dining rm, remodeled kitchen w/ more.
David Bellings
DRE# 00877838

OPEN: 2/28/2010 2:00 PM to 4:00 PM
1835 Franklin St., Unit 603, San Francisco | $699,000
MLS#360319
2 bedroom, 2 bath | Condo / Townhome | Map
Pacific Heights
REDUCED. Gracious and spacious. Rare space (1400 sq. ft. per tax record) for price and location. Two bedrooms, two baths. Gracious entry hall leads to a large living room with dining area. There is a deck off the master bedroom suite which includes bath & more.
Nancy Eng Frank
DRE# 00516839

OPEN: 2/28/2010 2:00 PM to 4:00 PM
66 Cleary Ct., Unit 307, San Francisco | $629,000
MLS#366801
3 bedroom, 2 bath | Condo / Townhome | Map
Western Addition
3 Bedrooms 2 full baths, on South Side of property, lovely outlook of trees and greenery.. Quiet unit with balcony off living room. Just remodeled with subzero refrig, Dacor oven, Diva range, Miele dishwasher, Bosch washing machine, granite counter tops more.
Annette Liberty
DRE# 00997798

OPEN: 2/28/2010 2:00 PM to 4:00 PM
2552 Gough St., San Francisco | $599,000
MLS#366310
1 bedroom, 1 bath | Condo / Townhome | Map
Pacific Heights
Open Sunday 2-4 02/28/10 Extremely Charming Victorian Condo in one of the most desirable part of the city. This large 1 bedroom and 1 bathroom 1st floor gem has hardwood floors, crown molding, recessed lights and period detail throughout. The remodeled gr more.
Robert Kinoshita
DRE# 01092987

OPEN: 2/28/2010 2:00 PM to 4:00 PM
601 Van Ness Ave., Unit 351, San Francisco | $549,000
MLS#351501
2 bedroom, 2 bath | Condo / Townhome | Map
Van NessCivic Center
Opera Plaza-2BR on one level-No Stairs! Recent upgrades incl laminate floors, granite kitchen counters, stainless stove, microwave, dishwasher, bathroom vanities, painting. Very large master bedroom. Lots of closets. South-facing unit for great natural li more.
Judie Wertheimer
DRE# 00855991

OPEN: 2/28/2010 2:00 PM to 4:00 PM
601 Van Ness Ave., Unit 623, San Francisco | $389,500
MLS#363970
1 bedroom, 1 bath | Condo / Townhome | Map
Van NessCivic Center
Great unit overlooking courtyard with lovely views So. and West Towards Twin Peaks. Not facing the street, so less traffic noise. Spacious living area with separated dining area. Large walk-in closet and other good closet space. Pool, spa, gym, racquetb more.
Judie Wertheimer
DRE# 00855991

OPEN: 2/28/2010 2:00 PM to 4:00 PM
2130 Leavenworth St., Unit 2, San Francisco | $389,000
MLS#363500
1 bath | Condo / Townhome | Map
Russian Hill
Charming Russian Hill Studio + Bonus Room Condo. One of the best locations in SF! North Beach Restaurants, Aquatic Park, Hyde and Polk Street shops makes this pied-a-terre or first time home buyer a must have for living the San Francisco dream. This jun more.
Paul Otto
DRE# 01359286

OPEN: 2/28/2010 2:00 PM to 4:00 PM
601 Van Ness, Unit 544, San Francisco | $375,000
MLS#366132
1 bedroom, 1 bath | Condo / Townhome | Map
Van NessCivic Center
Great 1BR Buy at Opera Plaza. Nice outlook facing north over courtyard, and city views. Quiet location. Kitchen upgrades. Carpet installed 2/10. Leased pkg $190/MO. ATT Uverse TV & Internet included. All Opera Plaza amenities – 24/hr security, pool, spa, more.
Judie Wertheimer
DRE# 00855991

New Listings

1b – Inner Richmond, $708,000. Condo/Co-op/TIC/Loft
439 8th Ave, San Francisco
Bedrooms: 2 | Baths: 2 | Sq. Ft.: 945 | MLS#: 366788
Lovely condo built in 2006 to the highest standards with earthquake proofing, fire sprinklers and security system. Gourmet kitchen has honey oak wood cabinetry, granite counter tops and stainless steel appliances. Bathrooms are finished in a mixture of stone and granite, one is fitted with a jacuzzi… >> View more detail
Represented by: Anja Van Ditmarsch

1e – Outer Richmond, $799,000. Single-Family Home
507 46th Ave, San Francisco
Bedrooms: 3 | Baths: 2 | Sq. Ft.: 1,499 | MLS#: 366587
Serene 30′s Spanish Med center patio home with sep DR, spacious kitchen with breakfast rm, hardwood floors, wood-burning fp & elegant crown moldings. 2-3BR/2 full baths with versatile lower-level that can be used as a third BR, family room, or in-law with walk-out deck. Around the corner from Sutro… >> View more detail
Represented by: Peter Goss

2f – Inner Sunset, $899,000. Condo/Co-op/TIC/Loft
1230 7th Ave, San Francisco
Bedrooms: 3 | Baths: 2.5 | Sq. Ft.: – | MLS#: 366798
Enjoy the best of G.G. Park and the Inner Sunset from this classic 6-room condo, the upper unit of two. Abundant light and original detailing, augmented by updated kitchen and baths. Close to the N-Judah, UCSF, Irving Street amenities, California Acad. of Sciences & the DeYoung Museum. In-unit… >> View more detail
Represented by: Dianne O’Connell

3a – Lake Shore, $899,000. Single-Family Home
126 Sylvan Dr, San Francisco
Bedrooms: 3 | Baths: 2 | Sq. Ft.: 1,839 | MLS#: 366859
Exceptional family home with three bedrooms all on the main level includes formal living room with fireplace, formal dining room and large,updated, eat-in kitchen. This entire level, including the kitchen has gorgeous, newly refinished hardwood floors and is newly painted. The lower level includes… >> View more detail
Represented by: Vi Gianaras

4b – Diamond Heights, $949,000. Single-Family Home
26 Cameo Way, San Francisco
Bedrooms: 3 | Baths: 2.5 | Sq. Ft.: 2,162 | MLS#: 366814
Enjoy quiet living in beautiful Diamond Heights. First time on the market, this one owner 1960′s home features 3 spacious bedrooms and 2 baths on one level. Lower level includes a large bonus room opening onto a huge deck with incredible canyon views, a half bath and 1 car garage, plus an enclosed… >> View more detail
Represented by: Kevin Markarian

4s – Sunnyside, $1,095,000. Single-Family Home
325 Joost, San Francisco
Bedrooms: 3 | Baths: 2 | Sq. Ft.: 1,704 | MLS#: 366657
Custom built home with spectacular southern views! Abundant natural light and beautiful hardwood floors add a calming sense of warmth throughout. Located near the Glen Park/Sunnyside border, just a short walk to Glen Park Bart Station, this uniquely built home features a large den, an outdoor… >> View more detail
Represented by: Kevin Markarian

5b – Haight Ashbury, $1,488,000. 2-4 Units
55-57 Delmar St, San Francisco
Bedrooms: – | Baths: – | Sq. Ft.: – | MLS#: 366901
Gracious building located on one of the best streets in Cole Valley. Both units delivered vacant. Upper flat 3 bdrms, 1 bath, remodeled kitchen w/Cherry Cabinets and CesarStone counters, remodeled bath, open living area, expansive windows, walk-out deck, period details with modern amenities. Lower… >> View more detail
Represented by: Robin Hubinsky

5b – Haight Ashbury, $1,149,000. Condo/Co-op/TIC/Loft
734 Shrader, San Francisco
Bedrooms: 3 | Baths: 2 | Sq. Ft.: – | MLS#: 366386
Elegant, renovated, light-filled top flr condo w/chef’s kit, shared yd, pkg, lg deeded office/studio on lower lvl, storage, & attic space for potential expansion. Flexible fl plan allows for 4th BR. A superb combination of period detail and today’s modern features: wainscoting, 1 WB & 1 decorative… >> View more detail
Represented by: Diane Hourany

5b – Haight Ashbury, $749,000. Condo/Co-op/TIC/Loft
55 Delmar, San Francisco
Bedrooms: 3 | Baths: 1 | Sq. Ft.: – | MLS#: 366907
Upper flat offers excellent light, expansive living/dining space and pretty outlooks. The remodeled kitchen features CesarStone countertops, Cherry cabinets, custom lighting and a modern touches while maintaining the charm and details of the original flat. The bathroom features wall-mounted sink and… >> View more detail
Represented by: Robin Hubinsky

5b – Haight Ashbury, $739,000. Condo/Co-op/TIC/Loft
57 Delmar, San Francisco
Bedrooms: 2 | Baths: 1 | Sq. Ft.: – | MLS#: 366905
This 2 bedroom flat has been remodeled and updated using high-end finishes. The back of the flat has been opened up to create a stunning living/dining/entertaining area. The kitchen offers a large island space for casual dining and conversation. Expansive windows and oversized sliding glass doors… >> View more detail
Represented by: Robin Hubinsky

5c – Noe Valley, $1,179,000. Single-Family Home
48 Fountain, San Francisco
Bedrooms: 3 | Baths: 1.5 | Sq. Ft.: – | MLS#: 366827
Tranquility defined. This wonderful hide-a-way is set in a park-like setting on a coveted Noe street with inspiring views from the hot tub and decks and 2 of the 3 bedrooms, all on the upper floor. The kitchen & bathroom have been renovated. Hardwood floors flow through most of this wonderful home…. >> View more detail
Represented by: Ken Eggers

5c – Noe Valley, $855,000. Condo/Co-op/TIC/Loft
317 29th St #210, San Francisco
Bedrooms: 2 | Baths: 2 | Sq. Ft.: – | MLS#: 366842
THE BEST unit in the hip Saint Paul’s High School condominium complex. South facing corner unit with enormous patio off the living area. A great indoor outdoor living experience. Very high ceilings and super tall windows make this a one of a kind property. Located a block away from shops and… >> View more detail
Represented by: Joost Van de Water

5e – Parnassus/Ashbury Heights, $1,675,000. Single-Family Home
248 Upper Terrace, San Francisco
Bedrooms: 3 | Baths: 2.5 | Sq. Ft.: 2,388 | MLS#: 366853
Sleek and modern single family home designed by Jim Shay in desirable Ashbury Heights. 3 BRDMS/2.5 BTH on 3 easy living levels. The main level boasts a formal DIN RM, LIV RM with fireplace, a remodeled KIT with stainless steel appliances and granite countertops. Upper lvl. is a full MSTR suite with… >> View more detail
Represented by: William Kitchen

5e – Parnassus/Ashbury Heights, $1,595,000. Single-Family Home
263 Upper Terrace, San Francisco
Bedrooms: 4 | Baths: 3 | Sq. Ft.: 2,075 | MLS#: 366941
Charming, re-modeled Arts & Crafts family home w/ panoramic Bay & City Views from all levels. Flexible open plan LR/DR/KIT Great Room w/ walk-out access to deck. High-end Prof. Chef’s KIT appliances & custom cabinetry. Elegant Master Suite w/ Fireplace, Sitting Area, Custom Closets & Vintage Bath…. >> View more detail
Represented by: Thomas Baumgartner

5e – Parnassus/Ashbury Heights, $649,000. Condo/Co-op/TIC/Loft
235 Upper Terrace, San Francisco
Bedrooms: 1 | Baths: 1 | Sq. Ft.: 816 | MLS#: 366075
Elegant Cottage-like view condo. Fall in love with the city from this meticulously maintained home 4-unit HOA. Enjoy sweeping views from the bay bridge to Candlestick Point from the large private deeded deck. Beautiful original details through this hilltop home include richly stained hardwood floors… >> View more detail
Represented by: Jackie Cuneo

5g – Corona Heights, $1,940,000. 2-4 Units
181-183 Lower Ter, San Francisco
Bedrooms: – | Baths: – | Sq. Ft.: – | MLS#: 366664
Beautiful units, built in 2003,both 2 levels w/ AMAZING views in a prime Cornona Hgts. location!Unit #1:Main level boasts large LIV/DIN area, top of the line KIT w/6 burner prof.stove,Sub-Zero refrig, granite countertops.Large BDRM w/full BTH,spacious 1/2 BTH & laundry off hallway. 2nd level is huge… >> View more detail
Represented by: William Kitchen

5g – Corona Heights, $1,239,000. Single-Family Home
42 Mars St, San Francisco
Bedrooms: 3 | Baths: 2 | Sq. Ft.: 1,737 | MLS#: 366780
Located on a quiet block betwn Cole & Eureka valleys, this Edwardian home is steeped in period charm. The property offers 2 stories of living space enhanced by its magical garden setting. The flexible plan features generous entertaining spaces opening to a large patio & garden; a light-filled… >> View more detail
Represented by: Harry Clark

5g – Corona Heights, $1,145,000. Condo/Co-op/TIC/Loft
181 Lower Ter, San Francisco
Bedrooms: 2 | Baths: 2.5 | Sq. Ft.: – | MLS#: 366665
Beautiful,Top Floor, 2 level unit with AMAZING views in a prime Cornona Hgts. location! Main level contains a large LIV/DIN area, top of the line KIT with 6 burner professional stove, Sub-Zero refrig, granite countertops, custom cabinets. Large bedroom with full BTH,spacious 1/2 BTH and laundry…. >> View more detail
Represented by: William Kitchen

5g – Corona Heights, $795,000. Condo/Co-op/TIC/Loft
183 Lower Ter, San Francisco
Bedrooms: 2 | Baths: 1.5 | Sq. Ft.: – | MLS#: 366666
Built in 2003 w/attention to detail and style. Main level consists of a very spacious LIV/DIN & KIT combo. Granite countertops, stainless steel appliances.1/2 BTH on this level as well as a washer/dryer in closet.Lower level contains two bedrooms, one with direct access to a nice size deck and… >> View more detail
Represented by: William Kitchen

5k – Eureka Valley/Dolores Heights, $859,000. Condo/Co-op/TIC/Loft
290 Douglass St, San Francisco
Bedrooms: 2 | Baths: 2 | Sq. Ft.: – | MLS#: 366884
Beautifully renovated 2 bedroom, 2 bathroom condo in Eureka Valley/Castro. A full floor flat w/ a spacious deck w/ direct access to the garden. Period details and modern finishes and appliances make a beautiful living environment. Beautiful kitchen w/ a large island. Storage, garage parking &… >> View more detail
Represented by: Tuan Tran

6b – Hayes Valley, $1,399,000. Single-Family Home
311 Steiner St, San Francisco
Bedrooms: 4 | Baths: 2 | Sq. Ft.: – | MLS#: 366737
Step through the grand entrance of this renovated and expanded Victorian home to a double parlor with a woodburning fireplace and gleaming softwood floors. On the main level you’ll also find the huge, remodeled kitchen, formal dining room, two bedrooms & a full bath. Downstairs are two more bedrooms… >> View more detail
Represented by: Britton Jackson

6b – Hayes Valley, $579,000. Condo/Co-op/TIC/Loft
359 Waller St #5, San Francisco
Bedrooms: 2 | Baths: 1 | Sq. Ft.: 1,012 | MLS#: 366579
This spacious, top floor 2 bed/1 bath flat is truly an urban oasis-tucked away yet just steps from Lower Haight, Duboce Park and public transit. A walk score of 92! The huge, eat-in kitchen opens to the living room, which walks out to a private, deeded deck. The bedrooms are extra large with 2… >> View more detail
Represented by: Tim Gullicksen

7d – Cow Hollow, $1,595,000. Single-Family Home
1826 Filbert St, San Francisco
Bedrooms: 2 | Baths: 1 | Sq. Ft.: – | MLS#: 366876
Stroll to Union St. from this delightful & cheerful family home in prime Cow Hollow location. Walk Score of 95! Fabulous open floor plan is ideal for today’s lifestyle. A stunning & thoughtful remodeled kitchen is the heart of the home with an open dining area and large, newly built family room…. >> View more detail
Represented by: Richard Meyerson

8a – Downtown, $499,000. Condo/Co-op/TIC/Loft
900 Bush St #509, San Francisco
Bedrooms: 1 | Baths: 1 | Sq. Ft.: – | MLS#: 366804
Move right in. Everything has been updated in this well located 1-BR condo in Lower Nob Hill. New appliances, granite, lighting, carpet & paint. Small balcony affords a glimpse of Downtown. Includes one parking & GUEST PARKING! Amenities include 24-hr attended lobby, fully equipped gym, landscaped… >> View more detail
Represented by: Nancy Vernon-Burke

9d – Mission Bay, $749,999. Condo/Co-op/TIC/Loft
235 Berry St #601, San Francisco
Bedrooms: 2 | Baths: 2 | Sq. Ft.: 1,000 | MLS#: 366690
2 bd/2 bath. Master w/bath. Very clean w/upgraded aplliances. (Sub Zero/W &D, DW) bamboo cabs.-up graded flooring 30 K in upgrades! Northern Views of City. Steps from elevator. In unit W/D. 1 parking w/bike rack. Private deck off LR. Walk score 100. >> View more detail
Represented by: Louise Minnick

9f – South of Market, $649,000. Condo/Co-op/TIC/Loft
200 Townsend St #21, San Francisco
Bedrooms: 1 | Baths: 2 | Sq. Ft.: – | MLS#: 366874
Gorgeous loft in the heart of SOMA/South Beach. Spacious living/dining room with wood floors and 14′ windows. Kitchen with cherry cabinets, granite countertops, stainless appliances. 2 full baths, one on the main level and one on the loft level. 200 Townsend is a block from Safeway, Cal Train, MUNI,… >> View more detail
Represented by: Kevin Koerner

New Price

4a – Balboa Terrace, $1,245,000. Single-Family Home
235 San Leandro Way, San Francisco
Bedrooms: 3 | Baths: 3.5 | Sq. Ft.: 2,628 | MLS#: 366228
Beautifully restored 1920s charm & craftsmanship. Traditional home with large formal living & dining rooms, remod. kitchen w/spacious breakfast area, deck & patio + wine cellar. Two BR suites on main floor, each w/remodeled bath plus private master penthouse ste w/firplace, abundant closets and… >> View more detail
Represented by: Diane Onken

5g – Corona Heights, $649,000. Condo/Co-op/TIC/Loft
2750 Market St #204, San Francisco
Bedrooms: 2 | Baths: 2 | Sq. Ft.: – | MLS#: 363991
*Reduced* Large 2 bedroom, 2 full bath condo (one Master Suite) in convenient Castro location! New carpet & freshly painted! Multiple closets, yes! Woodburing fireplace. Generous indep garage parking. Common laundry/storage in garage. Common roof deck. Views! Lots of natural sunlight fill this south… >> View more detail
Represented by: Richard Bennett

6b – Hayes Valley, $1,195,000. 2-4 Units
479-485 Fulton St, San Francisco
Bedrooms: – | Baths: – | Sq. Ft.: 3,220 | MLS#: 365966
Investors! Come out, come out, wherever you are! Excellent NEW Price!!! 12.8 GRM! Very clean & well maintained 4 unit income property in prime Hayes Valley location. Great income. Each flat is 2bd/1ba. Wood floors, lovely built-ins in each unit. Great back yard. Large storage area in basement. 3… >> View more detail
Represented by: Richard Meyerson

6d – Western Addition, $455,000. Condo/Co-op/TIC/Loft
1415 Eddy St, San Francisco
Bedrooms: 2 | Baths: 1 | Sq. Ft.: – | MLS#: 365881
Conveniently located near the Jazz clubs and restaurants of the historic Fillmore Jazz District, this top floor light and private condominium has garage parking and is across the street from 1300 and Yoshi’s. High ceilings in the living room with skylights, remodelled bathroom with soaking tub,pet… >> View more detail
Represented by: Patricia Pillsbury

7b – Pacific Heights, $999,000. Condo/Co-op/TIC/Loft
1740 Franklin St #10, San Francisco
Bedrooms: 3 | Baths: 1.25 | Sq. Ft.: 1,688 | MLS#: 366109
Fabulous half-floor flat in a classic Beaux Arts building; on the top floor at the rear of the building so sunlight & serenity abound. There are expansive rooms, high ceilings, period detail, hardwood floors & generous closet space. Living room with w/b fireplace opens to formal dining room; both of… >> View more detail
Represented by: Tim Gullicksen

9a – Bernal Heights, $699,000. Lots & Acreage
133 Elsie, San Francisco
Bedrooms: – | Baths: – | Sq. Ft.: – | MLS#: 364346
Start building your dream home Spring 2010 on one of Bernal’s best streets. Plans approved for a large 2300+ square foot home. Modern design with a great layout features 4 bedrooms, 3.5 baths, 3-car parking, family room, views and great outdoor space. Property backs up to Bernal Hill so there is… >> View more detail
Represented by: Robin Hubinsky

9h – South Beach, $899,000. Condo/Co-op/TIC/Loft
88 King St #1019, San Francisco
Bedrooms: 2 | Baths: 2 | Sq. Ft.: 1,165 | MLS#: 364967
This is a stunning upgraded tower unit with north facing downtown and Bay Bridge views.It features a large balcony, huge walk-in closet, beautiful solid oak hardwood floors in the living area, limestone baths and a in-unit washer/dryer. Building amenities include heated swimming pool;, spa, sauna,… >> View more detail
Represented by: Matthew Stocker

9h – South Beach, $749,000. Condo/Co-op/TIC/Loft
50 Lansing St #510, San Francisco
Bedrooms: 2 | Baths: 2 | Sq. Ft.: – | MLS#: 365634
REDUCED! Fab 2 bed, 2 ba CONDO at The Lansing, a boutique lux bldg in the heart of Rincon Hill. This serene & bright end unit has views of downtown and an unbeatable floorplan. The chef’s kitchen offers Studio Becker cabinets, SS appliances, gas range & granite counters. Includes parking, storage,… >> View more detail
Represented by: Stephanie Johnson

San Francisco Open Houses

Downtown
1001 Pine Street #608
San Francisco
Google map
$318,000
Condo
0bd/1ba
View property Light and bright studio with sleeping alcove feels like a junior 1 bedroom! Bamboo floors, sleek designer finishes, new windows, concrete wall accents, custom closet system, storage, low HOA dues, garden/neighborhood outlooks. Pine Terrace- Walk to Financial district, Union Square, Nob Hill, Chinatown, Russian Hill, groceries, theatres, nightlife. Location! Location! Location! Short sale….a real deal!
Open Saturday 2/27, 1-3pm; Sunday 2/28, 1-3pm
Agent contact
Debi Green: 415.901.2784
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Nob Hill
1001 Pine St. #312
San Francisco
Google map
$329,000
Condo
0bd/1ba
View property Enter this jewel box studio condo with deeded one car parking and feel right at home! Eastern exposure creates light and bright living space with downtown city lights views in this cozy urban home. The efficient floor plan has plenty of storage with a large walk-in closet and two additional closets, plus a deeded storage area. The remodeled chef’s kitchen has a mini-SubZero refrigerator tucked into a wall of custom cabinetry that includes a pass through breakfast bar/eating area. The bathroom reflects space and light with mirrored walls and newly tiled surfaces. Crown moldings on walls and doors along with custom window draperies enhance the luxury feeling of this unique home. All the amenities of a larger home have been scaled down to studio living! Location Location Location!!!
Unit is also available on lock box, or viewings by appointment.
Open Saturday 2/27, 1-3pm; Sunday 2/28, 1-3pm
Agent contact
Debi Green: 415.901.2784
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Van Ness/Civic Center
75 Lily Street #4
San Francisco
Google map
$439,000
Tenancy-in-common
1bd/1ba
View property This Edwardian top floor remodeled home is located in an established and central area. Close to the heart of Hayes Valley, MUNI, ZUNI and Market Street. Radiant heat, on-demand water heater, hardwood floors, in-unit washer and dryer, intercom entry, new electrical, plumbing and roof all included. Established TIC with fractional financing. Stylish and serene.
Open Sunday 2/28, 2-4pm
Agent contact
Cameron Bamberger: 415.901.2789
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Potrero Hill
1627 18th Street
San Francisco
Google map
$469,000
Condo
1bd/1.5ba
View property This is the unit you have been waiting for! Open the door to your dream! Award winning development designed by David Baker. Fabulous 2 level townhouse style unit with greenbelt view and outside space. First floor: Living room, kitchen, 1/2 bath, washer/dryer and outside deck. 2nd floor: Large master bedroom, walk-in closet, full bath and separate office area. Vibrant neighborhood, in walking distance to delicious restaurants & unique shops. Close proximity to Whole Foods, public transportation & freeways.
Open Sunday 2/28, 2-4pm
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South Of Market
940 Natoma Street #2
San Francisco
Google map
$539,000
Loft
1bd/1ba
View property FIRST OPEN HOUSEWell maintained bright and spacious loft South of Market. This 1BD/1BA loft offers an open floor plan with great natural light and slate floors on the main living area. Large open space; 1 car deeded parking, storage and a common roof deck make this a great value and perfect home for hosting and entertaining a large group of friends.
Open Sunday 2/28, 2-4pm
Agent contact
Bill Williams: 415.756.5730
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Russian Hill
1050 North Point #207
San Francisco
Google map
$565,000
Condo
1bd/1ba
View property Beautifully remodeled, move-in-ready 1BR/1BA at Fontana West, with view of SF Bay and Alcatraz Island thru floor-to-ceiling windows. Gleaming hardwood floors in living-dining, updated kitchen and bath, custom window coverings, tiled walk-out balcony. 1-car parking in secured garage (one of the best parking spaces). Private storage room. Doorman building, heated pool, bbq deck, club room, guest pkg, car wash area. Great location next to Aquatic Park, Ghirardelli Square. HOA includes heat, water, elec.
Open Sunday 2/28, 2-4pm
Agent contact
Bill Moisson: 415.713.7439
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South Beach
650 Delancey St. #422
San Francisco
Google map
$995,000
Loft
1bd/2ba
View property The Oriental Warehouse is a premier loft conversion building, located in one of the most desirable neighborhoods in San Francisco, South Beach! Gourmet kitchen, custom finishes, wood floors, skylights, exposed brick and timber make this a most unique live/work space. Steps from Embarcadero waterfront!
Open Sunday 2/28, 2-4pm
Agent contact
Eric Turner: 415.901.2795
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North Beach
445 Francisco Street #502
San Francisco
Google map
$1,325,000
Condo
3bd/2ba
View property If you want North Beach, and you want three bedrooms, and you want a Bay view all the way to the Golden Gate Bridge from your unit, this might be your only chance for many years to come! This is a highly upgraded and artfully decorated corner unit, in the historic tower wing of the North Beach Malt House. The customized floor plan creates an inviting foyer, and opens up the third bedroom so that it can become part of the home’s entertainment area when needed.
Open Sunday 2/28, 2-4pm
Agent contact
Bill Moisson: 415.713.7439
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Nob Hill
1200 California Street #16D
San Francisco
Google map
$1,695,000
Condo
2bd/2ba
View property Five Star Views ~ Unsurpassed Location! This classic 16th Fl. coop apartment enjoys landmark views from every room with vistas fanning out across the San Francisco Bay and Golden Gate Bridge, Pacific Heights, west across the city to the ocean & south to Twin Peaks. Neighbor to Grace Cathedral & Huntington Park, this entertainer’s delight enjoys open living & dining areas with a private enclosed terrace wrapped in floor-to-ceiling glass, maximizing sunrise to sunset views. Walkscore 98!
Open Please call for an appointment
Agent contact
Debi Green: 415.901.2784
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East Bay Open Houses
Central Berkeley
1415 Alcatraz Avenue
Berkeley
Google map
$879,000
Multi-Family
5bd/4ba
View property Berkeley triplex combines new and reclaimed, natural building materials like concrete countertops, copper light fixtures and custom, polished concrete floors with the traditional features of the original bungalow style building in the front.
Open Sunday 2/28, 2-4pm
Agent contact
Christie Seeley: 510.622.8300

Wall Street Journal: More waves of foreclosures will keep downward pressure on home prices in parts of the U.S. over the next several years, two new studies project.