Purchased for $3.275 million in October of 2016, the previously remodeled three-bedroom home at 3806 22nd Street, which is “located on one of the best, flat blocks in Noe Valley” and features “high ceilings, warm living spaces, and an open floor plan,” returned to the market priced at $3.895 million in June of last year, sporting a newly remodeled lower level which was “expanded to include a 4th bedroom with [a] separate entrance, laundry room, kitchenette, and huge family area perfect for entertaining.”

Withdrawn from the MLS and then relisted for $3.495 million in February of this year, the property, which is now in contract, was then listed anew for $3.295 million at the end of September, a sale at which would be considered to be “at asking” according to all industry stats and would appear to represent net appreciation of 0.6 percent since the fourth quarter of 2016 (not accounting for the cost/value of the expanded/remodeled lower level of the home).

If you think you know the market in Noe, now’s the time to tell. And yes, the Bay Area index for single-family home values is up 22.4 percent over the same period of time.

17 thoughts on “So You Think You Know the Market in Noe?”
  1. Not sure what it looked like before the remodels, but the facade (painted clay tiles, acrylic windows) looks cheap. I’d assume that this whole job is on the cheap side.

  2. This exterior is a great example of what’s called a “remuddle”, it removed all of the style cues and looks like nothing in particular. Doesn’t really matter if the newly-expanded lower level has a “…huge family area perfect for entertaining”, because if you’re so embarrassed that you had to spend $3.3 million for a house which looks this terrible from the outside that you’ll never invite people over, the huge family area will never have guests in it.

  3. This little house started out life as a wood-clad Queen Anne style cottage. It, and all of its neighbors were constructed by the same builder, possibly Fernando Nelson. Then at some point, likely circa 1920s or late 1930s it was “Missionized.” All the wood decorative elements were removed and the facade was stuccoed. To give it the desired Spanish/Mediterranean look they added a row of clay tiles below the gable end. What’s funny, is that nowadays, the exteriors of these houses are left alone, while inside all the wooden interior elements are stripped and replaced with smooth white walls.

    1. All true. Your observation about the contemporary treatment of period interiors is also so true, alas. The now botched facade makes a statement, and not a good one.

      1. Ian Berke, a lot of these designs are 80 years worth of crummy my man. Just because they’re old doesn’t mean they’re any good. I remember talking to you at a property last year which was vastly improved from a severely decrepit state. And you were questioning the stairs having been moved. As if Anderson, for one, was some sort of Edwardian style genius in Noe Valley, as opposed to a mere formulaic builder.

    1. I’ve had a similar all-white kitchen for years but haven’t yet had any problems with staining. We do a significant amount of intensive cooking (but no deep frying, I save that for the professionals 🙂

  4. That is a very ugly facade. If they had spent 100K to fix that facade up, they probably could’ve gotten 200K in return. Or at least a paint scheme with some contrast or boldness.

  5. It’s worth noting that, even in SF, this house is the upper end of the market. And, if the other comments are true, then quirky and luxury are not a good combination. Even in Noe.

  6. Facade is not distinguished, at the price. A quick look suggests there are more appealing options in the $2.5 to $3.5 million range in that neighborhood. That said, it is labeled “pending” this morning on the Realtor website, so what do I know.

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