John Solaegui

From clients: Noah and Karina F.

admin — Tue, 07 Sep 2010 16:13:53 +0000

“We had an outstanding experience working with John and would fully recommend him to anyone trying to buy or sell a home in San Francisco. John took on our property under very difficult circumstances and got us all the way through to a sale in what we think was the best way possible. We had a very negative experience with a previous agent, and the contrast between that agent and John could not be more striking. John was extremely organized and professional from day one, and was always very honest and up front with us. He also really knows the SF market and gave us consistently good advice, and we both have a lot of respect for his intelligence and his knowledge of the field. I do not think we could have had a better agent.”

Sincerely,

Noah and Karina F.

What Costs How Much…and Where

admin — Sun, 05 Sep 2010 11:40:02 +0000

Low, High & Median Sales Prices & Average Dollar per Square Foot

SF MLS Home Sales: February 15, 2010 – August 15, 2010

Median Sales Price is that price at which half the properties sold for more and half for less. It may be affected by “unusual” events in any particular period or by changes in buying trends, as well as by changes in market values.

Dollar per Square Foot ($/sq.ft.) is based upon the home’s interior living space and does not include garages, unfinished attics and basements, rooms and apartments built without permit, decks, patios or yards (all of which can still add significant value). These figures are usually derived from appraisals or tax records, but can be unreliable or unreported altogether. (Out of every 10 sales, perhaps 6 – 8 gave square footage, from which the average is calculated.) In the charts below, neighborhoods are listed in order of median sales price. A price followed by a “k” references thousands of dollars; if followed by an “m”, it signifies millions. “REO” refers to the sale of bank-owned properties, typically pursuant to foreclosure.

Low Price & High Price are self-explanatory, but be aware that the low price listed might be for a home that needs significant work just to be habitable, while the high price sale may be for an Architectural Digest quality, panoramic-view home. All things being equal, a house will have a higher dollar per square foot than a condo (because of land value), a condo will have a higher $/sq.ft. than a TIC (quality of title), and a TIC will have a higher figure than a multi-unit building (quality of use). All things being equal, a smaller home will have a higher $/sq.ft. than a larger one. When comparing median prices and average dollar per square foot, remember that the average size (and quality) of houses or condos of the same bedroom count can vary widely by neighborhood (usually due to era and style of construction). Thus one neighborhood’s 3-bedroom house can have a higher median price and yet a lower average dollar-per-square-foot than another neighborhood — because its 3-BR houses are significantly larger.

Distress Sales: During this 6-month period, 19% of the 1232 HOUSE sales through MLS were either bank-owned (REO) or known short sales (lender reduced outstanding loan amount to allow the sale to close). However, though such sales are now scattered throughout the city, fully 71% of these 229 distress house sales took place in the less affluent, southern band of neighborhoods running from Bayview to Oceanview. For CONDOS, 14% of the 1117 sales through MLS were REOs or known short sales, and 62% of these 160 distress condo sales took place in either the eastern neighborhoods with lots of big newer developments (SOMA, South Beach) or the southern border neighborhoods.

Median and average statistics are generalities subject to fluctuation due to a variety of reasons: how they apply to any specific property is unknown. Averages may be distorted by one or two sales substantially higher or lower than the norm, especially when sample size is small. Sales not reported to MLS – such as many new-development condo sales — are not included in this analysis. All figures should be considered approximate and are derived from sources deemed reliable, but may contain errors and omissions, and not warranted.

From a Client: Greg M.

admin — Sun, 05 Sep 2010 07:16:14 +0000

“I’m new to this real estate stuff. I’ve done decades in the deepest depths of Wall Street maneuvering such arcane and ugly beasts as index put and calls, but real estate is an entirely new pursuit. As a result, when it was time for me to buy a house I needed help — and lots of it. Fortunately, I knew precisely where to go. John Soleagui.

Having done years of work with John at Charles Schwab & Co., Inc. at the most senior levels of the firm, I had a good idea of how he operates. The short laundry list of adjectives for John includes smart, capable, timely, personable, dedicated and, perhaps most appropriate, tenacious. These qualities will pay dividends in any undertaking. Applying these qualities to his singular passion of real estate results in a full-on exhibition of greatness. Do not accuse me of hyperbole. I dare you to see it for yourself.

My own experience on Wall Street gives me a unique perspective on the importance of professional guidance and counseling. Without a pro by your side beginning lessons will be painful and expensive. Buying real estate with John is like trading options with me as your broker. Just as I know every wrinkle of the options market, John knows the real estate market. He helped me understand every step of the process. he knew when to be aggressive, when to fade, and what was important. Read that sentence again — that’s his competitive edge. Bolt comprehensive Greg package and John goes into the “win” column every time.

I suspect you are getting the idea. Get with the program and get John on your side. He far exceeded my expectations. How many things in life can you say that about?”
–Greg M.

Client Success Story: Period Details in Lower Pacific Heights!

admin — Sat, 04 Sep 2010 18:58:27 +0000

One of my favorite parts of the job is to have the opportunity to work with wonderful people on one of the most important transactions of their lives. These particular clients were very special. They were simply a delight to work with!

They had recently celebrated their first wedding anniversary and were ready to put down roots in San Francisco. She is close to finishing up her PhD studies and grew up in Canada. He works for a charter school organization and grew up in various parts of the world, including Washington DC, Hong Kong, Beijing, Vienna, and Oslo.

They are drawn to the charm and period detail of the Edwardian era. We found a lovely quiet condo, just a few blocks from Fillmore Street, in a beautifully maintained building. According to tax records, the property had been built in the same year as the San Francisco’s Great Earthquake of 1906. The complex consists of two 8 unit buildings separated by a landscaped courtyard. The gracious unit is graced with curved bay windows, box beam ceilings, refinished hardwood floors, traditional wainscoting, and a charming window seat. The renovated kitchen features granite countertops, stainless steel appliances and a large pantry.

This fine couple has a bright future ahead. I want more great clients like you!

New Price: 256 3rd Avenue

admin — Sat, 04 Sep 2010 11:58:37 +0000

Continue reading for more pictures.

256 3rd Avenue
San Francisco, California

Sold at: $569,000

Open Sunday, September 5th from 2-4 pm

Features
Bedrooms: 3
Bathrooms: 1
Parking: 1
Year Built: 1910
Property Type: TIC

Description
Top flr flat in 3-unit bldg that has participated in the Condo Lottery in 2009 and 2010. Remodeled kitchen, bath & double pane windows. The sun lit 1st bedroom also has its own bay window. 2nd bedroom/double parlor wtih lovely Murphy bed. Updated split bath. Kitchen with granite counters & stainless appliances, leading to laundry room and private deck overlooking the shared landscaped yard. Large mast bedroom with deep closet. Located near parks, Clement Street restaurants & shopping. Alarm system, storage. Leased parking paid through August 2011.

Sold: 1914 Pine Street

admin — Thu, 02 Sep 2010 17:41:57 +0000

Continue reading for more pictures.

1914 Pine Street
San Francisco, California

Sold: $725,000
(Listed for $749,000)

Features
Bedrooms: 2
Bathrooms: 2
Parking: 1 (leased)
~SqFt: 1180 (Per Tax Records)
Year Built: 1906
Neighborhood: Lower Pacific Heights
Property Type: Condominium

Description
Quiet Edwardian Condo located just blocks from Fillmore Street in a beautifully maintained 8 unit building with many period details including box-beam ceilings, refinished hardwood floors, wainscoting, and window seat. Perfect for entertaining, the renovated kitchen opens to the formal dining room and living rooms which have garden outlooks, 2 bedrooms and 1 spacious bath, in-unit laundry and in-unit storage/extra closets complete this lovely home. Leased parking within a block at $250 per month.

Coming Soon to the Market

admin — Wed, 01 Sep 2010 23:37:08 +0000

Upcoming listings:
$2,395,000 //Cole Valley // Belvedere St BR/BA: 3/2.5 PKG: 1 Brief Description: Remodeled Edwardian with great indoor/outdoor access to large yard. Potential expansion into basement

$1,150,000 //Russian Hill // Broadway BR/BA: 2 units PKG: 1 Brief Description: Classic SF Units with fabulous original detail. One Vacant one rented. Property Website (in any): www.2unitsonbroadway.com

$989,000 //Castro // Ford St BR/BA: 2/1.5 PKG: 1 Brief Description: Charming top floor flat in 2-unit building. Double parlor can be used as 3rd bedroom or office. Edwardian details and hardwood floors throughout. In-unit laundry; shared south-facing yard with workshop and abundance of storage. Property Website (if Any): www.49fordstreet.com

$879,000 // South Beach // Bryant #107 BR/BA: 2/2 PKG: 1 Brief Description: Brick/Timber Converted loft 1500 sf remodeled 20ft ceilings Property Website (if any): www.355bryant.com

$829,000 // SOMA // Mission St. #513 BR/BA: 2/2 PKG: 1 Brief Description: One of a kind corner unit on the Park Level at The Soma Grand. Abundant light from large windows on two sides and a tranquil view of the fifth floor park. 11 ft ceilings and Patio Terrace. Deeeded parking

$799,000 // Inner Richmond // Balboa @ 9th BR/BA: 2/1 PKG: 2 Brief Description: Top floor Marina style condo with shared backyard. Remodeled kitchen and baths, hardwood flrs and fire place

$779,000 //Bernal Heights // Precita Ave BR/BA: 2-Unit building PKG: 0 Brief Description: Charming Edwardian with two tenants that generate good rents. Big basement that could be garage. Yard

$699,000 //Central Richmond // Balboa @ 21st BR/BA: 2/1.5 PKG: 2 Brief Description: Top floor condo in 2 unit property, shared backyard. Open living, kitchen, dining. Gourmet kitchen, in-unit laundry. Bonus room/storage dn

$698,000 // NOPA // Central BR/BA: 2/2 PKG: 0 Brief Description: On a tree-lined street located in the heart of the North Panhandle, steps to GG Park, Falletti Foods, Delessio Market and Cole Valley – is a lovely condo on two levels with direct access to an enchanting back-yard. Leased parking Property Website (if any): www.527central.com

$675,000 // Western Addition // Cleary Ct BR/BA: 3/2 PKG: 1 Brief Description: Rarely available, renovated end unit with windows on 3 sides. High up in the building; with views of Twin Peaks, the Bay and GG Bridge. Master suite with private bath. Beautiful walnut floors throughout.

$599,000 // Cole Valley // Carl BR/BA: 1/1 PKG: 0 Brief Description: Large gorgeous one BR condo in 6-unit walkup. Remolded kitchen, office nook, formal dining room w/fire place. Over 900 sq ft. Leased parking in building

Pocket Listing:
$1,099,000 //Noe Valley // Confidential/ Call Agent BR/BA: 3 /2.5 PKG: 1 Brief Description: This stunning renovated condo in Noe Valley has 3 generous bedrooms and 2 ∏ baths, as well as a separate office, large closets and is conveniently located near public transportation and shopping Property Website(in any): www.mynoecondo.com

Back-on-Market Listing:
$TBD // Oakland/Temescal // 349 42nd Street BR/BA: 3/1.25 PKG: 3 Brief Description: Charming 2-story Craftsman with all original detail, private deck. Property Website (if any): www.temescalcharmer.com

Architecture buffs! September 2010 Events!

admin — Wed, 01 Sep 2010 21:05:14 +0000

Architecture buffs! It’s September, and the San Francisco chapter of the American Institute of Architects has scheduled a series of events in its Architecture and the City Festival Go to www.aiasf.org/archandcity to view and download for a complete schedule. Most events require advance registration. The events include:

Saturday-Sunday, September 11-12, 2010: San Francisco Living Home Tours: A weekend showcasing modernist design in residential homes and buildings. This popular weekend features a variety of styles, and private residences in neighborhoods including SOMA, Nob Hill, the Excelsior and Mission Districts and Potrero Hill. Tickets from $70 to $85 at www.aiasf.org/hometours.

Every Wednesday in September at 6:00 pm: Architecture Film Series at San Francisco Main Library, Koret Auditorium, 100 Larkin Street, San Francisco. The series features documentary films which explore the built environment, the architectural profession and the ever-mythical architect’s ego. Free admission, but registration is required.

Thursday, September 16, 2010 from 3:00 to 6:00 PM: An eating tour starting at the Ferry Building. $45 per person.

Saturday, September 18, 2010 at 11:00 AM: iSpy Architecture: Photo Scavenger Hunt. This is a visual scavenger hunt to the whole family. Each group is given one hour to photograph a list of architectural spaces and landscape elements. The photos will later be shared and posted to a common photo site. Cost is $10 per family and each family must provide its own camera.

Speaking of home tours, the Junior League of San Francisco is scheduling its tour “Into the Wood” on Friday-Saturday, November 5-6, 2010. All the homes are in St Francis Wood. Tickets for the event can be purchased at www.jlsf.org.

From a Client: Alice W. and Brian C.

admin — Wed, 01 Sep 2010 07:14:11 +0000

“My husband and I had the privilege of working with John Solaegui this past year in our housing search. As a newlywed couple who had never lived in the Bay area and as two individuals who relocated for very time consuming careers, we were incredibly grateful to have John on our team. Ultimately, he guided us through an intimidating real estate climate to our new home. Our experience exceeded our every expectation and we enthusiastically recommend John Solaegui as a real estate agent.

John’s commitment to us was evident from the day we met. As a young couple, we were naïve about the local housing market, the financial process in purchasing a home in a seller’s market, and even what we wanted or needed in a home. What’s more, we were initially out-of-state clients. Our first meeting set the tone of our relationship. Rather than overwhelm us with information, John gave us some reading material and encouraged us to learn more about the process. He elicited our thoughts and listened.

What impressed us was not just that John spent the whole day driving us all over the city, but his personal approach. As a previous homeowner, my husband felt that John operated differently than other agents he with whom he’d worked. John was not trying to make a sale, but rather get a feeling for what we liked, where we were from, how we talked to each other, why we wanted to be in San Francisco, essentially who we really were. John’s attention to our lives helped us find the perfect home for us.

As the process continued, our working lives quickly took over most of our hours. John worked tirelessly to accommodate our schedules. He met us after work and arranged showings of whichever property we wanted to see. Our offers were often written in the midnight hours, and we never felt pressured by John to make any hasty decisions. If we had a question or reservation at midnight, then he would work to find us our answer before we moved on.

Our experience shows us that John has great integrity. He worked hard to provide us with as much information as he could about every property, and he shared his knowledge with us, good and bad. He even stopped us from counter-offering on a property when he sensed we were unsure. John is honest and trustworthy. By the end of our housing search, we saw John not as our agent, but as our friend.

Our story has a happy ending. We are happily ensconced in our new home, which perfectly fits our lives. We are grateful for John’s help and hope that others may have as successful of a search we he have.”
–Alice W. and Brian C.

Client Success Story: Pricing + Preparation = Home Sold!

admin — Mon, 30 Aug 2010 06:04:48 +0000

My friend Maureen called me after leaving the dog park. She met a fellow dog lover at an Alta Plaza Park Wag and Wine event who was frantically looking for a new real estate agent. She felt like their former agent had not properly marketed their home and they had just terminated the listing relationship.

Two days later I met the two owners and their energetic labradoodle, Rosie. They told me that they really wanted to sell and they were very disappointed with their prior agent. “What went wrong?,” I asked. They told me that the agent was inattentive, did not promptly return their phone calls and, one day, simply told them that she wanted to withdraw the listing.

“You might wonder that we’re unreasonable people. We’re not”, the husband said. “We really want to sell.”

We discussed the techniques that I use to sell properties. I also told them the truth: that their home had been listed too high by more than $100,000 and that we needed to bring in a staging consultant to make some changes with the interior decor. My new clients signed the listing agreement and we began marketing the property.

We received two offers, ratified the first offer and put the second offer in back-up position. The home is now sold and my clients were a delight to work with!