Featuring “epic views,” “modern finishes,” and a “superlative location,” offering “the best of San Francisco living,” the 1,794-square-foot, three-bedroom Noe Valley home at 732 Duncan Street returned to the market priced at $2.6 million in September, a sale at which would have represented net appreciation of just 4 percent over the past three years on an apples-to-apples basis as the “fresh Mid-Century home, infused with warmth [and] personality” was purchased for $2.5 million in July of 2020.

Reduced to $2.5 million two weeks ago, the list price for 732 Duncan was further reduced to $2.295 million four days ago, a sale at which would be considered to be “at asking” according to all industry stats and aggregate reports but would represent an 8.2 percent drop in value for the single-family home in a rather established neighborhood while the widely misreported index for “San Francisco” home values is “still up 26 percent!” over the same period of time.

If you think you know the market for Noe Valley and comparable single-family homes and/or locations, now’s the time to tell.

10 thoughts on “Best of San Francisco Living Now Listed at a Loss”
  1. There’s also 565 Duncan asking $1.5M. While that property is in need of updating, it is on a quieter block two blocks down the hill and closer to “town” as well as being two blocks further below the fog belt. 565 is also a bigger house on a larger lot.

    The $800k difference in asking price can fuel the work needed to bring 565 Duncan up to date.

  2. So many of these pricey homes do things I don’t understand. That back yard would clearly be a part of the public/entertaining area, but it is only accessible through the master bedroom. Why no stairs down from the deck? To use that grill, one would have to carry a tray of raw meat down the stairs and through the bedroom. Heaven help you if you forget the tongs. What if one of you is still in the shower when the guests arrive “sorry, we can’t go into the garden while Adam is showering, there’s no door between the bedroom and bathroom and we’ll all get an eyeful.” Also, the house faces south, meaning all those giant windows and doors off the bedroom are facing North and are shaded by the deck. They can brighten the photos all they want but that room is gonna be dark all the time.

    I know location is a factor as well but anyone paying $2M for this is our of their mind.

    1. Good (and funny) point about the back yard access. Seems like it could be easily remedied with a staircase direct from the upper deck to the back yard.

      As for the north facing windows, the gloom factor only affects the downstairs MBR. That would be fine for those people who mainly use that room for sleeping. The upper living room level doesn’t have a similar overhang.

      1. I’m no expert but maybe the existing upper deck is non conforming? It looks like wood construction on the property line. Doesn’t it need to be fire resistant to be on the property line? Adding a staircase might trigger needing to replace the whole deck?

  3. I don’t know these blocks very well, but 2 Observations here, the master bedroom right behind the garage is a downer for a lot of people, and the square footage looks small. Any measurement experts here.? It looks like the quoted square footage is to the outside edge of the exterior walls. Maybe it sells for around 2 million?

    1. Agreed. Plus, for that price I want W/D access inside, not the garage, as well as real grass, not astroturf.
      Living/dining areas are small and why didn’t they put a spiral staircase from the balcony to the yard?

    2. My home is basically the same as this but configured differently. I have a den plus bedroom with small bathroom downstairs. Access to yard through the den. Anyway, mine is 1785 sf confirmed by the appraiser at purchase. So I’d say this stated sf in this is correct.

  4. Just shows how close we are to the bubble bursting. Homes/real estate has been overvalued in sf for a long time, rents are inflated because of this. Business pay extreme rent because of this. Greedy landlords will always exist. Property owners? I feel bad for someone who loses money on what they thought was a good investment, but that happens all the time with investments. If someone is making a profit someone somewhere is losing

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