WASHINGTON (July 6, 2017) — Sixty-two percent of sellers’ agents say that staging a home decreases the amount of time a home spends on the market, according to the National Association of Realtors® 2017 Profile of Home Staging, www.nar.realtor/reports/profile-of-home-staging.

“Realtors® know how important it is for buyers to be able to picture themselves living in a home and, according to NAR’s most recent report, staging a home makes that process much easier for potential buyers,” said NAR President William E. Brown, a Realtor® from Alamo, California and founder of Investment Properties. “While all real estate is local, and many factors play into what a home is worth and how much buyers are will to pay for it, staging can be the extra step sellers take to help sell their home more quickly and for a higher dollar value.”

According to the report, which is in its second iteration, nearly two-thirds of sellers’ agents said that staging a home decreases the amount of time the home spends on the market, with 39 percent saying that it greatly decreases the time and 23 percent saying it slightly decreases the time. Sixteen percent of sellers’ agents believe that staging either greatly or slightly increases a home’s time on the market, while 8 percent believe that it has no impact.

Seventy-seven percent of buyers’ agents said that staging a home makes it easier for buyers to visualize the property as their future home, and 40 percent are more willing to walk through a staged home they first saw online. However, 38 percent of buyers’ agents said that staging positively affects a home’s value if the home is decorated to the buyer’s taste, meaning that a home’s staging should be designed to appeal to the largest number of potential buyers.

Forty-nine percent of buyers’ agents said that staging has an effect on most buyers. Another 48 percent stated that staging has an effect on some buyers’ opinion of a home, but not always, and only 4 percent said that it has no impact on buyers.

Realtors® representing both buyers and sellers agreed that the living room is the most important room in a home to stage, followed by the master bedroom, the kitchen, and then the yard or outdoor space. The guest bedroom is considered the least important room to stage.

The highest share of buyers’ agents, 31 percent, reported that staging a home increases its dollar value by 1 to 5 percent. Thirteen percent said that staging increases the dollar value 6 to 10 percent, while 25 percent stated it has no impact on dollar value. Only 1 percent of buyers’ agents felt that staging has a negative impact on a home’s dollar value.

Sellers’ agents report even more value is added from staging: 29 percent reported an increase of one to five percent in dollar value offered by buyers, 21 percent reporting an increase of 8 to 10 percent, and 5 percent reported an increase of 11 to 15 percent. No sellers’ agents reported a negative impact.

When deciding which homes to stage, 38 percent of sellers’ agents said that they stage all of their sellers’ homes before listing them, 14 percent will stage only homes that are difficult to sell, and 7 percent stage only homes in higher price brackets. Thirty-seven percent of sellers’ agents said they do not stage homes before listing them, but they recommend sellers declutter their homes and fix any faults with the property.

When it comes to paying for home staging, 25 percent of the time the seller pays before listing the home. Twenty-one percent of sellers’ agents will personally provide funds to stage the home, while 14 percent of agents will offer home staging services to sellers.

Beyond staging, agents also named the most common home improvement projects they recommend to sellers: Ninety-three percent recommend decluttering the home, 89 percent recommend an entire home cleaning, and 81 percent recommend carpet cleaning. Other pre-sale projects include depersonalizing the home, removing pets during showings and making minor repairs.

In March 2017, NAR invited a random sample of 53,760 active Realtor® members to fill out an online survey. A total of 1,894 useable responses were received for an overall response rate of 3.5 percent. At the 95 percent confidence level the margin of error is plus-or-minus 2.25 percent.

The National Association of Realtors®, “The Voice for Real Estate,” is America’s largest trade association, representing more than 1.2 million members involved in all aspects of the residential and commercial real estate industries.

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425 1st Street, San Francisco, CA 94105 (MLS # 459535)

(all data current as of 10/2/2017)

Price	$2,775,000
Beds	3
Baths	3 baths
Home size	1,971 sq ft
Lot Size	n/a
Days on Market	105
Status	Active

Wrapped with floor-to-ceiling windows, this rarely capacious and elegant unit presents breathtaking views from every room. A well-appointed floor plan features 3 bedrooms, 3 bathrooms, an office and a balcony. A combination of gourmet chef's kitchen and the corner living and dining rooms provides for an ideal space for entertainment. The home is complete with an extensive list of recent contemporary upgrades, high-end appliances and state-of-the-art amenities.

Property Type(s): Condo/Townhouse/Co-Op

Last Updated	6/23/2017	Tract	n/a
Year Built	2008	Community	South Beach
Garage Spaces	n/a	County	San Francisco
Total Parking	n/a

Additional Details

Area	South Beach	HOA Dues	990.00
Pool Description	Common Facility	Stories	Hi-Rise (9+),Luxury
Utilities		View Description	Panoramic,City Lights,Water,Bay,San Francisco,Ocean,Hills,Twin Peaks

Features

Air	Central Air, Central Heating, Rm Air Conditioning
Air Conditioning	Yes
Appliances	In Closet, Washer/Dryer
Construction	;
Garage	Attached, Automatic Door, Valet
Heat	Central Air, Central Heating, Rm Air
HOADescription	Door Person, Ext Bldg Maintenance, Garbage, Grounds Maintenance, Outside Manageme, Security Service, Water
Interior	Built-In Oven, Cooktop Stove, Dishwasher, Elevator/Lift, Freezer, Garbage Disposal, Gas Range, Marble Counter, Microwave, Refrigerator
Pool	Yes
Style	Contemporary
View	Yes

Location

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Listing provided by ILYA TSAY, Vanguard Properties

(view all details for MLS #459535)

Wrapped with floor-to-ceiling windows, this rarely capacious and elegant unit presents breathtaking views from every room. A well-appointed floor plan features 3 bedrooms, 3 bathrooms, an office and a balcony. A combination of gourmet chef’s kitchen and the corner living and dining rooms provides for an ideal space for entertainment. The home is complete with an extensive list of recent contemporary upgrades, high-end appliances and state-of-the-art amenities.

The post Rincon One | 425 1st Street | 29th Floor appeared first on South Of Market Luxury Real Estate.

Featuring a superlative collection of 350 residences, ONE Mission Bay is a modern retreat ideally located at the crossroads of Mission Creek and AT&T Park. This Arquitectonica-designed enclave offers a selection of studio, 1-, 2- and 3- bedroom homes that comfortably blend urban vibrancy, luxurious finishes, resort-like amenities and the great outdoors. Interior features include Gaggenau appliances, Kohler fixtures, Vadara countertops, Porcelanosa tile and Domus & Domus cabinetry. Residents will enjoy a Harley Pasternak-designed fitness center with dry sauna, heated outdoor pool and spa, exhibition and catering kitchens, a library, business center, guest suite and 24-hour lobby attendant. Images & renderings are representational only.

We're sorry, but we couldn't find MLS # 457779 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

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Residents and tourists alike know the Ferry Building well. It’s a super backdrop for a selfie. It’s a spectacular place for a stroll among the stalls. Soon it’s going to feature enhanced ferry capability and outdoor space, but more about that in a bit.

First, a brief history of the building: built in the late 1800’s , the Ferry Building was a hustling and bustling hub. Over 50,000 people per day came to the city via ferry, docking and disembarking here. A great hall, known as the Great Nave, featured arches and skylights provided the first welcome to San Francisco.

The opening of the Golden Gate and Bay Bridges stimulated the mass use of automobiles and over time, commuting by ferry dwindled. By the mid-1950’s the building was converted to office space and was overshadowed by the Embarcadero Freeway. It was hardly enticing to cross under the freeway only to walk through the then narrow dark corridor to wait outside on the piers for the next ferry.

Then in 1989, the Loma Prieta Earthquake hit. Among the heartbreaking structural failures throughout the city, the Embarcadero Freeway suffered as well. Seen as uncharacteristic of the spirit of the city, it was torn down and replaced by a wide boulevard, making the Ferry Building visible and accessible once again.

Knowing that ferry traffic would not return to the level it was in its heyday, the decision was made to transform the interior into a retail and restaurant space. If you’ve had the pleasure you will know the wonders that await you as you cruise through. Artisanal chocolatier Recchiuti – CowGirl Creamery – Humphry Slocombe – Blue Bottle Coffee – all with tempt you to stop and try. In the mood for a meal? Slanted Door – MarketBar – Hog Island Oyster – and don’t forget to grab a burger at Gott’s Roadside!

So let’s get back to the new work that’s happening at the Ferry Building. There will be two new entry gates, so incoming ferries don’t have to wait while outgoing ones are loading. There will be weather-protected canopies for waiting passengers, plus a new plaza south of the building for gatherings and events. All good for this grand old San Francisco icon!

Did we mention that the Ferry Building hosts the city’s largest and most vibrant farmer’s market? Be sure to check it Tuesday and Thursday from 10:00am-2:00pm and Saturday from 8:00am-2:00pm.

FUN FACT: Each of the tower’s four clock faces measure 22 feet in diameter!

Click here for a complete list of Ferry Building merchants

Click here for more details on the Ferry Building Farmers Market

The post Iconic San Francisco Ferry Building Is Having Some Work Done appeared first on South Of Market Luxury Real Estate.

De-clutter, De-clutter, De-clutter

Did we mention you should de-clutter? By at least fifty percent. Think of how much larger your closets will look with half as much clothing in there. A little bit of room between each clothing item is important, as well as considering having all the same kind and color of hanger. For real, but more about that later. While on your de-clutter mission, don’t forget the medicine cabinet and the fridge. Imagine you’re a stylist for a great home décor magazine and every view has to be artfully arranged, uncluttered and “just so”. It will be beautiful.

Cabinets Count Too

Assume no drawer or door is off limits. Open a drawer and imagine yourself seeing it for the first time. Remember that some prospective buyers cruise through and don’t open a single drawer and others open every one. Assume the latter and tidy up accordingly.

Deep Clean

This is really, really, really important. You can’t turn down the lights to hide the dirt. You can’t light candles to conceal the mess. Your home has to be clean. Pristine with a capital P. Places that you haven’t cleaned or dusted in a while must be tended to. This would mean even cleaning the carpets, especially if you’ve got wall to wall. You’d be surprised how dirty they can be, even if it they don’t look it.

And once your home is super clean keep up with it: run that Roomba and touch up the bathrooms every time you leave before an open house or a showing.

Put Away The Personal

You think of the items and artwork featured in your home as the story of your life. But a prospective buyer needs to see a less personal canvas, not your story, so they can imagine their story in the space. Tuck away family photos and other personal items.

Pup’s Gotta Go

Whether your best bud is a pup, a kitty or a parakeet, find it another place to post up during showings and open houses. Lose the litter box, and don’t forget to pick up the yard or other outdoor space. Follow the advice above, run the Roomba and no one will ever know there’s been a pup on the premises.

Survive the Sniff Test

This is a tough one, because you might not be able to tell if there’s an aroma that needs to be amended. Ask a friend, and don’t be afraid to hear the answer. I’d advocate for a room spray over candles, citrus-y over florals. A quick spritz on your way out the door before an open house will do wonders.

My fave room spray right now is J.R. Watkins Room Freshening Spray. Aloe & Green Tea, Lemon or Grapefruit would do the trick. Best of all: it’s inexpensive and you can purchase at Target.

Value Your Valuables

We’d like to believe that anyone coming to your open house is a respectable person. However, there are no guarantees. We’ve heard of folks posing as prospective buyers and casing the joint. Sometimes they might scoop up something special during their visit, or even worse, coming back later and break in. It’s a sad reality to consider, so eliminate the risk by putting all of your valuables in a safe or better yet, stow offsite with a trusted friend or family member.

Back to Those Paint Colors

To present your prospective buyers with a blank canvas, consider uber neutral tones. Doesn’t have to be apartment white, even the slightest nod to ivory or beige or grey would be great. Further, just that little bit of contrast will punch out the trim, whether it’s ornate millwork or simple molding. Not to mention how much a lighter, brighter space looks larger. So if your preferred palette tends toward malachite or merlot, switch it up to contemporary grey, beige or warm white. A few coats of paint go a long way. It’s a low cost effort with a big ROI.

My current personal fave is Sherwin Williams Grayish. Trust me, I’ve looked a lot of grey paint chips and I do mean a lot. This is a true neutral grey, without a purple, brown or yellow cast. It’s the perfect backdrop for the natural light coming in to your home during the course of a day.

Stage If You Can

South of Market Luxury Real Estate offers every seller client one free consultation with one of the best staging firms in San Francisco. Staging consultants may tweak your already excellent furnishings by adding a few new touches here and there. Or they may recommend a completely staged home. Research shows that staged homes sell faster and for more money. That’s a fact well worth considering. Of course, if you follow the advice above you might be well on your way to be ready for your first open house. Your staging consultant will be very impressed with how organized and tidy you already are!

Click here for more research on staged homes

On a personal note: We were selling our home a few years ago and we had a consultation with a stager. She was the one who recommended the same kind and color of hanger for all the closets. I thought to myself “Really???” But I went to the store and purchased enough hangers to make this work for all of our closets. Now, I’m not able to prove this had much, if any, influence on our sale. But I do know that we went on the market on a Friday, had multiple over-ask offers and went into contract just four days later.

Could have been the hangers.

The post Best Paint Colors & Other Get Ready to Sell Hacks appeared first on South Of Market Luxury Real Estate.

We compiled this list for those looking to boost their resale value. It’s important to focus on the renovation projects that will net you the highest ROI. All of the projects on this list were chosen for their ability to produce high ROI as well as create a more desirable home. Remember – it’s important to make money. But it’s also important your house doesn’t sit on the market for a year.

Make these updates and you should fetch a high sale price, quicker than you would otherwise.

1) Remodel Kitchen

The decision among real estate experts about where you get the highest ROI renovating your home is unanimous. The answer is in the kitchen. For some reason people just want nice kitchens and care about it more than the rest of the house… Maybe it’s because that’s where people like to entertain guests.

Your main priority when renovating a kitchen should be layout. Creating a structure (or bones) that is functional and can easily be updated is super important. It’s one thing to replace a counter-top and cabinet doors. It’s a different story to completely renovate the whole kitchen.

Once you get the structure out of the way, search for materials that have a high quality look without a big price tag. You can make a space look modern and luxurious without having to use marble and granite.

I have seen so many people put in expensive goodies and never fix the bad flow. Spend the money on the layout — it never goes out of style. If you have a great layout, plugging in new appliances, hardware and cabinets can be quick and easy.Nicole Curtis of DIY Network

2) Update Bathrooms

Bathrooms are the second place buyers typically place the most value in a home. The good news is that making updates to a bathroom doesn’t have to cost a fortune. En-suite/master bathrooms are the most important. As they say, it’s where the magic happens. Cast a spell on potential buyers with a beautiful en-suite. That was really corny I know…

3) Re-do Plumbing

Can we say structural problems? This is the #1 worry of all potential buyers. No one wants to move into a beautiful new house and have a disaster occur two or three months down the road. Re-doing your old piping and updating it to a newer plastic solution is a huge selling point. This removes some of the potential fear that comes with buying a home.

4) Remove Paneling and Stucco

Wood paneling and Stucco are common in older homes. Mainly because when it was popular, we didn’t have walls without imperfections like we do now. Not only are these two things ugly, they also show potential buyers that you lack the ability to update your home. “If you can’t update this, what is is lurking?”

Spend the time and money to update your paneling walls and get rid of the Stucco.

5) Attic Renovation

Attic renovations are a popular choice among DIY projects as expenses can be minimized. In many houses you will have the bones for a room. All that is required of you is putting up walls and handling the cosmetics. Updated attics can sometimes be a stronger selling point than updated basements.

6) Replace Siding

Since curb appeal is so important, it makes sense to focus on the biggest factor. The outside of the house. Everyone knows the dingy, yellow siding that used to be white 60 years ago look. If your house looks like that – sorry. It’s time to update.

For those on a budget you can also try power washing. Power washing sometimes brings better results than you could imagine. And it barely costs anything.

7) New Garage Door

In addition to replacing/refreshing your siding and landscaping well, your garage door can play a big part in selling your house. It’s another element of curb appeal that can draw in or turn-off potential buyers.

Luckily, new garage doors re-coup on average 80% of their investment in the long term. Basically, it will help you break even (or make money) while making your house more desirable.

In Conclusion

You want to sell your home in the least amount of time and for the most amount of money possible. The way to do this is by performing renovations with a high ROI. In addition, you want to focus on the most desirable updates. Doing so will ensure you attract more interest on your property.

Each of these on the list may not be necessary or feasible with your budget. Remember that curb appeal, kitchens and bathrooms are important. If you can focus on nothing else, focus on those things. These projects will reduce your risk of losing money in the renovation process and also help you sell quicker.

Need more information on selling your home in the (insert community name) area? Give me a call!

The post 7 Home Reno’s That Will Increase Your Resale Value Big Time appeared first on South Of Market Luxury Real Estate.

Your unique economic situation, lifestyle and goals play the largest part in deciding what is better for you. It’s important to go into your calculations with open eyes. As much as you want a home, you may not be able to afford it. Or it may not be the right decision for the way you like to live.

Factors To Consider When Buying/Renting a Home

The following four points are the largest factors to consider when weighing the pros and cons of home ownership vs. rental.

1) What are the total costs?

Many people look at the economics of home-ownership as a mortgage payment only. In reality there are insurance, repairs, property tax, homeowners association dues etc. that all have to be factored in to your monthly costs. Check out this calculator from the New York Times to see more.

Use a calculator and compare to see if:

1. The monthly cost as a homeowner is less than renting.
2. You can afford the monthly cost (if it works out more than renting in your area)
3. Saving a 10-20% down-payment is feasible for you.

If owning a home definitely the way to go for you, you need to be able to answer the above questions definitively.

2) What is important to you?

Are you more interested in building for the future, or reducing your financial risk until you can figure out a plan? You may want to own if you are thinking about starting a family. But as someone who is single, you may enjoy your freedom and having less financial debt. (Even if it is building your net worth in the long run)

Undoubtedly, buying a house only makes sense if you plan to set up roots. If you plan to move within (or every) 5 years, your transaction costs will likely bring the equity you build in your house to zero. Thus diminishing your upside while carrying all of the liabilities that come along with home ownership. Owning a home is a smart decision if you plan to stay for 10 years or more.

3) What is your preferred lifestyle?

Do you want to build a career in a specific city or travel around? Do you have long-term goals in mind? It’s okay if you don’t. The most important part is being aware of where you are at. You may want to get some international work experience or try your luck in another part of the country. Or not.

Really think about what you want. You could lose some serious money if you buy a house and sell within a few years because you decide it isn’t for you.

4) What are the opportunity costs?

Think about the pros and cons of home-ownership. On one hand, you will always have a home base. On the other, you have a property that ties you down to a geographical location. Can you make more money in another city? With a home, you can’t move to pursue those opportunities.

If rent is equal to monthly payments as an owner, think about the opportunity costs of having all of your money tied up in the house. For example, some investors may rent and opt to invest their money in the stock-market or other investments in their portfolio. Can you make higher percentage returns yearly with the money you would be using for a down payment?

Rent vs Buying

The above were things you will want to consider. If you need to be realistic to make the right decision about renting vs owning a home. The below two situations may help if you aren’t able to come to a conclusion.

When is Renting a Home Better?

Despite popular belief, owning a home is not always the best decision. Let’s not be black and white. It depends on your particular situation.

You may want to rent if:

1. You want to travel and set-up shop in different places every few years.
2. You do not have the job or financial security to (realistically) guarantee payments for years to come.
3. You have demonstrated the ability to make better financial returns through other investments.

There are other factors. However, this is a good starting point to help you determine your argument for renting versus owning a home. The benefit of renting is not being tied down to a geographic location and being able to leave when your lease runs up.

When is Owning a Home Better?

Owning a home is the long-term game. You need to have your goals in mind and understand if you can afford it.

You may want own if:

1. You are okay with staying in one place for 10 years or more.
2. You have the financial stability to afford the home (and float payments if you lose your job)
3. You want to leverage your home as an investment property down the line (through rental)

Owning a home gives you an anchor. It helps you stay grounded by having a home base. At the same time, you can increase your upward potential by leveraging the home as an investment property.

In Conclusion

Choosing to rent or own your home is a big decision. It depends on your individual situation and vision for the future. In short, owning is traditionally the better long-term strategy. However, that’s not to say that you can’t do as good or better with the right investment portfolio.

Before jumping into anything, analyze yourself. Think hard about where you are and what you want for the future. Speak to a realtor and see if they have any advice for your individual situation.

If you are looking at purchasing property in the area, give me a call. I’d love to discuss your options and see if buying is the right path for you.

The post Should I Rent or Buy a Home? appeared first on South Of Market Luxury Real Estate.

We’re writing this article because we know how stressful it can be to buy a house. In order to make your process easier, we are going to cover the 9 things you shouldn’t do when buying a home.

1) Don’t overestimate your budget.

Ever heard the expression “House poor“? Many homebuyers overestimate what they can actually afford and end up with very little wiggle room financially. Before jumping into buying, make sure you have a realistic idea of the yearly costs involved with owning a home.

Remember, there is your mortgage, property taxes, utilities, insurance and repairs. All of this before you even think about making upgrades. Factor in all the costs and leave yourself some room.

2) Don’t let your emotions run wild.

Buying a home is one of the biggest decisions of your life. It’s normal to be excited and fall in love with a home. However, try to keep a level head. Falling in love with a home can cloud your judgement or end in disappointment. This can happen if unforeseen issues are exposed in the inspection or if someone puts in an offer before you.

If you don’t find a home…  don’t get discouraged. Home searching can be a lengthy process. It will be worth it when you find the winner.

3) Don’t talk to sellers about plans for the house.

As much as you are excited to get in and put your personal touch on the home, it’s best to keep this to yourself. Sometimes home buyers meet and get to know the home owners. This is fine, but remember that the current owner will have an emotional attachment to the property.

It’s best not to make them feel like you’re going to come in and completely change the place. If you make conversation with the owners, just keep the conversation light.

4) Don’t make any large purchases.

When applying for a mortgage, every financial transaction plays a part. It is recommended that you do not make any large purchases like furniture or a car prior to applying. This is because banks want to see that you have a smooth financial history.

5) Don’t withdraw or deposit a lot of cash.

Going further with your financial history, cash withdraws and deposits also play a part in your mortgage approval rate. Large quantities of cash going in or out of your accounts signals a warning sign that you do not have stability. Avoid any sporadic withdraws or deposits of large sums of cash.

6) Don’t apply for more credit.

The amount you are approved for on your mortgage comes down to your capital. How much money do you have at your disposal? Applying for extra credit increases your debt. This extra debt decreases the amount you will be approved for on a mortgage.

7) Don’t co-sign a loan.

While a loan may not technically be yours – it will still equally count towards your overall debt. Co-signing a loan can have an impact on not only the amount of your mortgage, but approval rate in general. Avoid co-signing any loans until you have purchased your home.

8) Don’t finance a car or furniture.

As financing is again a loan, it is therefore debt. Stay away from financing a car or furniture for the above mortgage approval reasons.

9) Don’t switch or leave your job.

Financial stability is one of the most important factors considered when a bank is approving your mortgage. The key to financial stability is having a dependable income. If you switch or leave your job, often or before applying for a mortgage, this may signal red flags.

If you are thinking about a move, hang tight with your job until after your mortgage is approved.

In Conclusion

There are many important things to consider when purchasing a home. It is one of the biggest decisions of your life.

In order to ensure that you get the house you want, when you want it, you need to understand and follow those above tips. Doing so will increase your chances of finding that perfect home and getting it. Remember that financials are very important when it comes time to apply for a mortgage. Make that your priority.

Also keep in mind the emotional aspects of purchasing a home and try to stay cool. It can be a draining process, but it will be worth it when you get the keys to the castle!

Are you looking for a home in the (INSERT COMMUNITY) area? Give me a call. I’d love to help you find a home (and make sure you make none of the above mistakes in the process!)

The post Things You Shouldn’t Do When Buying a Home appeared first on South Of Market Luxury Real Estate.