From Rendering To Reality And On The Market For 1327 7th Avenue
November 13, 2009
The rendering above, the reality below, and it’s on the market for the eleven residential condos and ground floor retail of 1327 7th Avenue between Judah and Irving.
The two-bedrooms have been priced from $1,175,000 for the 1,272 square foot #11.
And the three-bedrooms have been priced from $1,225,000 for the 1,330 square foot #1, one of the three “cottages” out back.
Two of which originally stood (although not quite so high) on the site.
∙ Listing: 1327 7th Avenue #1 (3/2.5) 1,330 sqft – $1,225,000 [MLS]
∙ Listing: 1327 7th Avenue #11 (2/2) 1,272 sqft – $1,175,000 [MLS]
∙ A Reader Wonders, We Respond: The Designs For 1315-27 7th Avenue [SocketSite]
Comments from Plugged-In Readers
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Nice, but pricey at about $900/SF.
$921 psft? Auto repair shop on one side, church on the other? Pass.
http://www.mapjack.com/?L42mWWvpbFSE
Slightly dated, decent condos in good areas with no parking in Pac Hights have started trending towards $600 psft, and falling.
2864 Sacramento near Scott is a relatively quiet street in a good part of pac heights and can likely be had for $600psft. Sure, these condos are new now, but they’ll be slightly dated in a few years. Yes they have parking, but the nabes don’t compare. No friggin way will anyone be able to resale these for more than something like Pac Heights prices.
http://sfarmls.rapmls.com/scripts/mgrqispi.dll?APPNAME=Sanfrancisco&PRGNAME=MLSLogin&ARGUMENT=dcj3pgUiwZfZTn1NiRrtc6P6+s3tVoSE4oDQOYGSwK4=&KeyRID=1
$921? Someone is living in the past.
Pricing aside, the reality is much nicer than the rendering.
yeah, those seem way overpriced…7th Ave, really?
oh christ, its on the sunset side too. i thought i was looking at something near 7th and lake with those prices. this should be interesting.
Great location. I love the neighborhood, but part of its charm is the low-key feel it has. I don’t see someone who wants to live in the Inner Sunset spending this kind of scratch.
Looks like they value engineered the fake tudor stone out of it…which is probably a good idea.
This actually does looks much better than the renderings.
I like this place. Looks cute. Busy street though. The cottages almost look like SFH’s. I think they are cute. The guy selling them should have more photos for the places. I don’t know about pricing. I have seen condos in Cole Valley sell for about this price for a little less place but perhaps that isn’t an apples to apples comparison. If lending weren’t so tight I think they would get this price. Although, I would really want some yard and privacy if I were paying that much!
I am an Inner Sunset guy and love the neighborhood. Not everyone’s cup o tea but it is walkable, well connected, and modest. These units are out of whack with the last bit. There is no way they sell at that price. On 7th no less! Once upon a time 7th must have been a good address – there is some nice SFH stock on a few blocks. That was long ago.
one of the units is already ratified at 900sq ft.
Surprising but true.
I’ll be stunned if these units sell for this price. They’re not just overpriced, they are waay overpriced.
I love the Inner Sunset – probably my favorite SF hood, but these are WAAAAAAY overpriced. Knock off 40% and we’ll talk.
“one of the units is already ratified at 900sq ft.
Surprising but true.”
Not surprising at all. We’ve seen this trick over and over with small developments. Some related party “buys” one of the units at full price to convince unsuspecting buyers that the price is realistic and create a comp.
Is this the case here? Only the parties know, but that kind of price for that location is simply ridiculous, and I would strongly suggest anyone looking at the “sale” as a comp to be prepared to bend over.
We’ve seen this trick over and over with small developments. Some related party “buys” one of the units at full price to convince unsuspecting buyers that the price is realistic and create a comp
For small developments? You’re out of your mind.
“one of the units is already ratified at 900sq ft.
Surprising but true.”
Is this like how every single open house I’ve been to has multiple offers over asking, all cash?
Cut the price in half and I bet they sell “at asking.”
Am I the only one who finds the facade completely atrocious? I don’t think these look nice at all, not just for this price.
Seriously, these should be priced in the $900K’s to start and then see where they land.
http://www.redfin.com/CA/San-Francisco/1835-Franklin-St-94109/unit-1101/home/569152
tipster:
Condo with parking in Pac Hts for $580/sq ft. This one was a short sale but there are others
Condo with parking in Pac Hts for $580/sq ft. This one was a short sale but there are others
Condo with parking in Pac Hts for $486/sq ft (2200 Pacific Ave. #4D, 1850 sq.ft.). Show up at the courthouse on Monday, Nov. 16 with a check for $899,887. Originally bought for $825,000 in 2000.
fugly, cold, Sunset, overpriced.
‘nuf said
To a lot of people, Inner Sunset is way more livable than Pac Hts.
– Lively neighborhood shopping within walking distance
– Golden Gate Park in one block
– Muni to downtown, about 25 to 30 minutes
– Good public schools in the area
– Easier driving when you go south
– Close to UCSF hospital/clinic
However, Inner Sunset has always been a low-key, middle-class neighborhood, so at $900/sqft, it feels out of character at least.
Agree with John, I find the Inner Sunset to be one of the best actual “neighborhoods” in SF. (The middle and outer Sunset are entirely different). It feels like an affordable Cole Valley, with all sorts of good stuff within walking distance. One of the last truly nice places to raise a family in SF.
Allow me to add to the inner sunset love fest 🙂
I actually drive over from the filthy, scary East Bay often to spend the afternoon in the park w/ the family, then we have lunch there (or drive over to Cha Cha Cha on Haight).
If you don’t mind fog or the N Judah, it seems like a great place to live. Nice mix between walkable city living and the awesomeness of golden gate park. And if you aren’t careful, you might get a view.
I’m not sure commuting peninsula south is easy, but I will take John’s word for it. I actually considered renting here many years ago (before choosing Noe) precisely because south commutes were harder. They’ve knocked down a lot of on-ramps since then, so I can’t imagine it’s easier.
anyone know what will be in the retail space?
“They’ve knocked down a lot of on-ramps since then, so I can’t imagine it’s easier.”
From 7th Ave in the Inner Sunset, commuting south, one can take 19th Ave, or alternatively Laguna Honda Blvd to Portola to Junipero Serra– either way getting onto 280 South.
Lived a block away from these for four years. Commuting south is not easy from hear. Yes, you can get on 19th quickly. Once you are on 19th during rush hour, nothing moves quickly. Neighborhood is great, but there is no way these will sell at these prices.
If you coat ‘historic cottages’ in beige stucco and stick in crappy windows, they’re not really ‘historic’ any more — just more of that mediocre SF architecture…
I’m another inner sunset lover. The only thing I dislike about the nabe is the fog.
I often had to commute from inner sunset to Palo Alto. (I lived on 9th b/t Judah/Irving, and also on 3rd right below UCSF). it wasn’t bad at all, although I often went off rush hour.
another fast way is to take Oak to 101.
the lights are timed well and the drive is very easy, with or without traffic.
it can’t take much longer than 10-15 minutes to get to the highway, but I’ve never timed it.
I agree that 19th can sometimes be a pain.
I lived a few doors up from this development for nearly 4 years and would not hesitate to buy in that hood again IF the units were priced more realistically. Lots of great restaurants within walking, on the park, a great friendly vibe, and believe it or not one of the ‘sunnier’ parts of the sunset, its a fantastic neighborhood, but $900 is just plain silly.
$1,300 sq/ft for the Sunset?
I’m sorry, I can’t stop laughing!
Laugh all the way to math class then why don’t you.
Off-peak it’s ~12 minutes to the 101 via Oak/Octavia and and the same amount of time to 280 via 7th/Claremont or 19th Ave.
During peak hours, all routes take 20 minutes or more to navigate.
i think this agent is sniffing glue. these units are priced at over $900 per square foot. the st. regis is selling in the $800 range? hmmmm, luxury buidling vs 7th avenue next to a repair shop. PASS. i wonder how long it will take for this guy to start dropping the prices and FAST!
2 units are already pending at full asking.
Which ones are pending?
I see:
#11 listed for $1.175M (as editor said)
#1 listed for $1.225M (as editor said)
#7 listed for $1.225M
#9 listed for $1.395M
None of these 4 are pending.
#11 just sold at asking in arms length transaction
Any idea if this development was steel/concrete construction? If not, what are the height or floor number requirements before they build with steel/concrete?
I am looking to buy in Pac Heights/Nob Hill (understanding this post is about a property in sunset), and was just curious, because I would much rather live in a steel/concrete building than an old remodeled wood structure.
Larry,
What are you looking to buy? (a house) or units (this is 12). If you want to build in steel/concrete you can, assuming you tear down what is there in Pac Hgts/Nob Hill. The cost is much higher to build in steel and concrete, and if your building new in wood it is not the same as an “old remodeled wood structure”.
Odd that anon on Jan 9 made a point to say it was an “arms length transaction” specifically. Does that make anyone else question whether it was?
While we can’t vouch for whether or not the sale of 1327 7th Avenue #11 was arms length, we will confirm that it closed escrow on 1/8 with a reported contract price of $1,150,000 (2% under asking).
The list price for 1327 7th Avenue #7 has been reduced $76,000 (6%) while the listing for 1327 7th Avenue #1 has been withdrawn from the MLS without a sale after 127 days on the market.
#5 has been listed at $1.259 ($870 psf) since January.
Does anybody know whether you get any noise or shaking or vibration from all the traffic and trams if you live at 1327 Seventh Avenue facing the courtyard? Thank you very much