16 Montezuma

Purchased for $650,000 as a two-bedroom in 2000, in 2003 the north Bernal Victorian at 16 Montezuma underwent a modern remodeling and expansion designed by Ross Levy.

16 Montezuma Schematic

The project, a single family residence located on a steep up-sloping lot in Bernal Heights, is a remodel and addition to the original Victorian house capturing views of the city while also providing access to the backyard.

The third floor addition of a Master Bedroom Suite is designed with a lounge area that extends to a new roof deck.

Existing interior rooms were reconfigured to create an open plan connecting the Living, Dining, and Kitchen areas together and allowing light to travel through the space.

16 Montezuma Kitchen

Next week, the now three-bedroom home will return to the market listed for $1,275,000.

Comments from Plugged-In Readers

  1. Posted by jose

    my guess is, at that price, its around $800/ft.
    small bernal lot (25×80), there is really just one full floor (+- 1100 sf) and the little pop up, (300-400sf), then some little room down(200sf$), probably around 1500-1600 sq ft total?

  2. Posted by R

    Redfin has it as 2251 sq ft, so about $570/ft.. Which is pretty cheap compared to recent comps.

  3. Posted by The Milkshake of Despair

    I’m having a hard time seeing how this could be 2251 sq.ft. Maybe they’re counting the storage spaces up against the retaining walls to the left on that cross-section diagram on each level? A floorplan would help understand how much livable space is in this house.

  4. Posted by wifey

    this will go over asing

  5. Posted by R

    I have no knowledge other than what I found on Redfin:
    Finished Sqft: 2,251
    Unfinished Sqft: 829
    Total Sqft: 3,080
    Maybe the 829 is the storage space you’re talking about MOD?

  6. Posted by The Milkshake of Despair

    R – thanks for relaying the details. So assuming they are classifying that storage space as “unfinished” then 2251 could actually be real living space.
    That calls for more photos ! Or a floorplan. That cross section makes this place look like a submarine.

  7. Posted by SocketSite

    Keep in mind the property has yet to be listed and Redfin is likely quoting tax records at this point, the accuracy of which wouldn’t trust with respect to a remodeled and expanded property.
    And with respect to more photos, keep in mind you’re getting the pre-listing scoop and more photos are sure to come.

  8. Posted by R

    True, hence my caveat of having “no knowledge other than what I found on Redfin”.
    But I’d be shocked if the 2,251 was the original house and it’s been expanded from there.

  9. Posted by mikey woodz


  10. Posted by SocketSite

    The sale of 16 Montezuma closed escrow today with a reported contract price of $1,600,001, twenty-five (25) percent over list.

  11. Posted by jack

    Do others find it just as amusing at that extra $1 at the end? Really gotta have the house. 🙂

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