1177 California #331 Living Room

The joining of two units at 1177 California yields a dramatic 17 foot ceiling in the living room of #331, a framed view of Grace Cathedral across the street, and two spaces in which to park. And yes, monthly HOA dues of $1,889 for the Gramercy Towers two-bedroom.

∙ Listing: 1177 California #331 (2/2.5) 1,745 sqft – $848,000 [1177california331.com]

Comments from “Plugged-In” Readers

  1. Posted by lol

    Something hard to believe: the walk in closet shows a 50/50 split between hers and his space! Yeah right. It never happens 😉

  2. Posted by JustLooking

    What I want to know is how did got the approval to combine the units. I have read numerous stories on Socketsite about how the request to combine “dwelling units” is very difficult to obtain.

  3. Posted by JustLooking

    What I want to know is how the owner got the approval to combine the units. I have read numerous stories on Socketsite about how the request to combine “dwelling units” is very difficult to obtain.

  4. Posted by inmycountry

    In buildings constructed after…1984 I believe…merging units is relatively easy.

  5. Posted by EH

    All this, in this location, for $500/sq? Something ain’t right. Third floor can’t be the whole reason.

  6. Posted by mikey woodz

    HOA is part of the reason, thats really high for that Price category

  7. Posted by lyqwyd

    yeah, most HOA payments at that price point would be about $500-$700 per month. The difference would pay for about the same as $150,000 or more (maybe a lot more) worth of mortgage.

  8. Posted by Rocco

    This was never two units but original construction. It’s #31 on the 3rd floor, but above it in the same line are duplexes numbered #31 on the 9th, 11th and 14th floors. They also differ in plan- #331 has fewer closets, only one exposure and no breakfast room, and the kitchen’s in a different location- but confusingly, the realtor shows the plan from #931, etc. #331 also has two parking spaces.

  9. Posted by TLB

    I’m confused.
    Listing: “Two units beautifully remodeled and combined into a single luxury two level town home with a separate entrance on each floor for added privacy and two individual parking spaces.”
    Rocco: “This was never two units but original construction.”
    Who’s right?

  10. Posted by SeehSee

    Rocco is right about this not being combined units. I owned a unit in this building and lived next door to one of the multi-level units in the building. Many buildings with multi-level units have an exterior door on each floor. Part of the original design. Fees are not unusually high for a building of this size and style, and with the services and solid financials of this property. Gramercy Towers also carries earthquake insurance, which is costly and few buildings have.

  11. Posted by fancy rental

    what’s the “pending litigation” all about?

  12. Posted by SY

    We brought a unit last year. It is in litigation due one owner is suing the HOA regarding some leak from the unit above for $20K or so… I didn’t have any issue getting financing on the property.

  13. Posted by wc1

    swankalicous!

  14. Posted by Double

    Cool gym! The HOA is not that bad when you consider it includes (according to website) “all utilities (except phone), internet access, cable TV, earthquake insurance and a health club including a heated pool, spa and equipped gym.”

  15. Posted by SocketSite

    The sale of 1177 California #331 closed escrow on Tuesday with a reported contract price of $750,000 ($430 per square foot) for the Nob Hill two-bedroom condo.

  16. Posted by R

    And still those crazy HOAs.. They relate to almost $400k of a mortgage.

  17. Posted by anon

    5% more than the 2002 sale price. Meanwhile, inflation has lowered the real value by 27% in the last 10 years. Nice inflation (anti-) hedge!
    But, you know, this is a crummy place in a crummy area, and a short hold, so one wouldn’t expect this to do well.

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