1209 Filbert 2016

Built on the site of a former garage and backyard for the adjacent home at the corner of Hyde and Filbert, the brand new LEED Platinum home at 1209 Filbert Street was listed for $7,000,000 in early 2011 and sold for $6,888,000 ($1,188 per listed square foot) that May.

This afternoon, the Russian Hill home which was designed by John Maniscalco returned to the market listed with 4 bedrooms, 5.5 baths and 5,610 square feet, and an offering price of $11.25 million or $2,005 per square foot.

And while the views from the roof top terrace remain the same, the garden has since filled in.

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Comments from “Plugged-In” Readers

  1. Posted by Louis

    Very nice but ordinary staging. barcelona chair, surprise.

    Very nice but ordinary interior construction, same kit same tub as everywhere “hi-end”.

    Unless they flubbed the photos it has roof terrace views but not from rooms.

    Dont know the nabe very well but unless this is 105% location (dont think so….) its a few MIL over priced. List buy would be the last buyer at the market peak. So many nicer houses under $10 MIL.

  2. Posted by Bleeper

    Russian hill is one of a few neighborhoods in SF that equal “105% location”

  3. Posted by jlasf

    I live near here and it’s a beautifully executed house. The glass corner are striking. And I second Bleeper, Russian Hill is chamring and has a real neighborhood feel – with great views to match.

    • Posted by Charlie

      Russian Hill may be charming, but this street is a thoroughfare and much less walkable than your average Russian Hill location

  4. Posted by soccermom

    $8.5mm in +/- 4 months or removed from the market.

    Overpriced.

    • Posted by Charlie

      Agree — another 2610 Scott Street or 101 Maple. Soul-less construction on hilly streets. At least 2/3 of Scott Street was architecturally beautiful. This house feels more Crate & Barrel than Designer

      • Posted by ess

        It’s in getting it approved where the art comes in.

  5. Posted by soccermom

    Incidentally, this listing I think demonstrates what people with resources do when they ‘rush to the exits.’ Throw up a high listing price (based on some wishful-thinking personal net worth spreadsheet) and see if anyone salutes.

    To extend the metaphor:

    “My good man, when one rushes for the exits, he rather saunters to the doorway, and if the weather proves inclement, returns to the party for another martini until things change.”

    • Posted by anon

      But on the thread about the Killers house, you banged the drum that the rich can afford to be careless with their money.

      An argument that can be used to prove anything doesn’t have much substance.

    • Posted by soccermom

      People, even those with a lot of money, will continue to be separated from their funds if they pay a lot for a home, then for whatever reason have to turn around and sell it right away. This isn’t investing or even home ownership. This is poor decision-making and/or bad luck, and I certainly never said anyone could ‘afford to be careless with their money.’

      People with the comfort of financial resources, should by definition face fewer circumstances under which they are ‘forced’ to sell a home. So, as with this listing, under most circumstances they can afford to wait.

      • Posted by ess

        I’m not sure why all that merits comment, but who cares when it lists? Rushing for the exits isn’t going to make it sell faster, and it’ll presumably sell for something close to the price it would pull if they wait.

        Reductions may look bad, but it’s not like bad choices or bad luck are mucking things up for the sales process.

  6. Posted by Noodle

    The photos and staging look sloppy compared to the prior time this house was on the market. Random aside – interesting that this one has the same blue butterflies as Maniscalco’s “Butterfly House” did.

    • Posted by anon

      no it doesn’t. i don’t see any butterflies.

      • Posted by Noodle

        The blue butterflies are under the skylight on the third level, as shown in the second pic under third level on the listing website.

        The photos are clearly worse than those shot when this house was first listed. The original photos were better framed, better lit, and some thought was given to the time of day. These photos seem to have been taken without additional lighting. Sometime room lights are on, other times they’re off. The center pendant on the kitchen island appears to be out.

        They’re not awful; I’d just think for the money involved, a bit more thought would be put into it. Were I the architect I’d be upset.

        My namelink has the photos from the shoot when the house was completed.

  7. Posted by Charlie

    This has to be one of the most overpriced houses to come to market in the high end this year (along with 2755 Fillmore). Surprised that such a sophisticated listing agent would take a listing with a price this high. Take a page from the playbooks at 2600 Jackson or 3610 Washington, both of which has superior views — underpromise (price in the $7s) and overdeliver (sell in the double digit millions)

  8. Posted by highflyer

    Another overpriced listing. The butterfly idea worked great on the Butterfly House (sold last year) but not so good on this house.

  9. Posted by vox

    Filbert street is not at all a thoroughfare. It should be as it would save tourists loooong wait to climb Lombard in order to go down the curvy street two blocks away (Shh! Don’t tell!).

    Inside the house, the only views are to the south, looking towards Civic Center. From the roof it has good views from south to northwest (Nob Hill to Marin Headlands).

    It’s a very well built house and has not had much use from its original owners. It does have the disadvantage of being very much the fanciest single family house on the block. Most of the neighbors are garden variety 3 apartments over a garage SF buildings.

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