Stage 26, Oceanview (3J)

Oceanview...we suppose there are some ocean views to be had in this district, but perhaps a better name is "Dalyview", for the un-surpassed views of Daly City. Take a drive around this area, and spend some time there, and you'll see what we mean. There are views, but hey...they're not that great (That for our out of town readers...don't be fooled by the name.) There are sounds though, that's for sure, thanks to the ever-present hum of the Interstate-280, which is this area's border to the south and east. For those that don't know, the I-280 is one of two major road arteries leading to and from downtown from many areas south of San Francisco. The other artery being the 101. As we've said in Stage 23 (Ingleside Heights) and Stage 25 (Ingleside) the hum of traffic could be kind of soothing. Kind of like wind in the trees. Think of it that way.
The neighborhood itself is very "working class", or "blue-collar", and not necessarily the most cared for, or "pride of ownership" area. This is not to say there isn't the anomoly, we have to generalize. But as with most properties in the city, they sell quickly, and for a pretty penny:

A lot of the homes are very similar to some of the homes in the stages we've done in the past. We like to call them the "Parkside" homes: two bed; one bath up; one car parking; and many with the oh-so common "unwarranted in-law" down. Only in this neighborhood, they are a bit less well maintained.

Of course they have a few homes that are totally out of character too:

This fire house on Broad St is quite possibly the best maintained building of all the neighborhood:

There are all kinds of mom and pop stores like Louies Bait Shop (appeared shut down), Reno's Barber Shop, and all kinds of Bible Churches, Baptist Churches, and even an Urban Outreach Center on Plymouth.
The main public transport is the M-Line, and for fun outdoor activity head over to the Oceanview Recreation Center, where there are huge fields for soccer, baseball, football, and generally running wild. They are renovating the entire center, and it looks like it is coming along quite nicely. Think new playgrounds and "a campus-style grouping of four buildings -- gymnasium, community room, teen center and a multi-purpose building that will house a preschool, kitchen, weight room, arts and crafts center and staff offices. The buildings will face a central courtyard."[sfgate]. It's gonna be sweet!

For your cellular needs you might try this place. Never heard of iT, but iT might be good. If nothing else, you could ask the owner if he/she likes yellow/orange buildings and if that happens to be his/her monster truck parked out front. Haven't they heard that San Francisco is one of "the greenest cities in the nation"? Come on! Get with it. ;-) Hummers are sooo out!

And of course, what neighborhood tour would be complete without the home that has been forgotten? Or shall we say, "The home that forgot to buy enough fresh blue paint?"

If you're lucky enough to have neighbors that think their home is a castle, or the floating porch a perfect place for a drum set, well Oceanview might be your calling. These two homes are located on Margaret at Summit and they are a sight to see. Not just for the sight, but how do you get two complete disasters next door to each other?



All in all, the Oceanview is a good neighborhood. Not loaded with fun shops, restaurants, sights, character, or charm, but a good solid place to live and buy a home. Homes are definitely a good buy here, and as more and more families get priced out of the "nicer" areas, Oceanview may just come along. That is if they don't leave San Francisco entirely.
the listings
the stats

Stage 25, Ingleside (3H)

So what do you do when your neighborhood is plagued with fog, high winds, and generally lousy weather? You paint! Paint your house bright to make it through the gloomy days. The brighter the better, and pink if you want to have good luck.


You also cover up your Porsche so it doesn't get sand-blasted, forget about taking care of your house, make sure you get all your satellite channels broadcasting swimsuits and warm water sports from the tropical beaches of Hawaii, tell your neighbor, "Sure, I don't care if you build on that mound of rocks. You gettin' a permit for that?", and crack open the Guinness, because in the Ingleside, every day is a lovely day for a Guinness.


Actually, it's not that bad...depending on what street you're on. Don't be fooled, Grafton is a freeway heading to and from the I-280. You can pretty much bet if you live on one of the streets running east-west it will be a "connector". Streets running north-south are much quieter. The neighborhood crests at Lakeview, and homes on the hill either have booming views to the north of Mt. Davidson and all the homes dotting its hillside, or decent views to the south of Daly City. Streets are generally very wide and car-filled, but when you get over the hill towards the East, on streets like Josiah, Margaret, Howth, some turn one way and they're barely wide enough for one car. You also get a nice lulling sound from the I-280 to help you sleep at night, especially on San Miguel. Some would call that "white noise".
Lick Wilmerding High School, a non-profit, independent, coeducational, college preparatory day school is in this district at 755 Ocean Avenue. Your commercial row would be Ocean Avenue beginning around Plymouth and heading west to 19th Ave, with tons of shops, restaurants, and "big" retail stores like Walgreens, Rite Aid, and such.
Homes in the Ingleside are a veritable smorgasbord of types, shapes, and sizes. Generally, homes are not the best kept, but there are a few standouts. Prices range from the low $600,000s to the upper $800,000s:



If you're looking for a grand, palatial home this ain't the place for you...more like a neighborhood full of character, good people and a toughness you won't find anywhere in the "north end" of town.

And of course, what neighborhood would be complete without the home being over-taken by nature:


or the home somebody tried so hard to get right, but just didn't? (We're guessing a do it yourself exterior stucco renovation.)


Not to fear, all your real estate sins may be forgotten in St. Emydius Catholic Church on Ashton @ De Montfort

or hop over the hill to the Oceanview and find any number of Bible, Gospel, and Baptist Churches to calm your soul.

Happy house-hunting. Let us know if we can help.

the listings
the stats

Stage 24, Rained Out!

Bummer, we know. But this ain't the Paris Roubaix, it's only the TDSF (real estate version). Since you're here you might as well browse the archives or check our full tilt BLOG at www.sfnewsletter.com/blog.



Photo: ©AFP Photo/Patrick Kovarik-STF

Stage 23, Ingleside Heights (District 3G)

San Francisco has so many nano-markets it is truly unbelievable. Even within each district and smaller subdistrict, not only does the street you are on matter, so too does which side of the street you are on. In Ingleside Heights (IH), you can take that theory and multiply it times three.
North of Randolph, homes are typically well taken care of, but not the "gems" for which so many people are searching. By that, we mean they are nice, have great views to the south and west, have nice back yards (albeit hilly), but lack that sort of "wow" factor or general "pride of ownership" you see in many other places. This is not to say there aren't a few standouts. We have to generalize.

One thing you will certainly notice is that there seems to be an over-abundance of cars parked all over the streets, front yards, and sometimes even on the sidewalks. Some residents of this area seem to care more about their cars, than their homes, and others just don't seem to care about their homes at all. God bless America, because you can do whatever the heck you want.



On Randolph itself, especially the corner of Randolph and Orizaba, it's a bit...hmmm, sketchy? Is that the best word? There are lots of metal bars on lots of windows, and that usually indicates one thing...a fear of crime. Others may disagree, especially the owners of China View Cuisine at 295 Orizaba that are celebrating their Grand Opening, and surely hoping to get good business. We hope they do.
Moving further south, the homes in between Brotherhood Way and Alemany are quite nice and very well cared for. Saint Charles street would definitely get the nod from Sir Charles should he ever visit. Homes are very well taken care of and the neighbors definitely exude that "welcome" feeling.


Of course what nice neighborhood would be complete without the neglected home with broken windows, overgrown trees and shrubs, and well...an old, rusted, beat up boat parked in the yard? (Which you can see on your left when you get on 280 from 19th Ave, just passed Brotherhood Way.)



Cross over Alemany to the south and poof!, you're in an entirely different vibe, steps from Ocean View Village, complete with all your strip mall favorites (Supercuts, Rite Aid, Hollywood Video, etc.), and even less steps from the Daly City BART station. The freeway noise (280) is like wind in the trees. Most homes are like the ones you've already seen, but just like the random neglected home of each neighborhood, what about the random A-frame house in a sea of Parkside-esque "full fives"?


Nice ad:


It's not always easy to paint a rosy picture of every neighborhood in the city. We just like to point out a lot of things that you shouldn't over-look when buying a home in this neighborhood, and make it crystal clear that Ingleside Heights might be the place for you, but it is not for everyone. As is the case with any real estate purchase you make, we highly recommend you check out the neighborhood at all times of the day and night.

the listings

Stage 22...Rained out!

Bummer, we know. But this ain't the Paris Roubaix, it's only the TDSF (real estate version). Since you're here you might as well browse the archives or check our full tilt BLOG at www.sfnewsletter.com/blog.

Stage 21, Merced Manor (3F)

What can we say? This district is tiny, absolutely tiny (make sure to check the detailed map), but big on real estate! The homes in this rarely talked about, yet highly desirable location, are second to none. The whole reason we moved to this site permanently is to show you pictures of some of these gems rather than describing them in words.





For the most part the homes have beautifully manicured front yards, tons of street parking, but also a little alleyway behind the homes leading to their parking, very similar to many homes in Sea Cliff.



That is not to say that every home is large, glorious and stately. There are a few little homes like this:


And of course what neighborhood would be complete without the home somebody forgot about:


In case you're wondering what that little rain drop on the map is, it is the San Francisco Water Department Merced Manor Reservoir, and adjacent Central Pump Station, which has undergone/is undergoing an extensive renovation and the completion date has been extended until Spring 2007 (Oh, we're there already.)


So if you're missing out on those insanely overbid homes in West Portal, Forest Hill, or St. Francis Wood, you might consider tiny little Merced Manor.

It's your lucky day, because 3050 24th Ave just came back on the market today at a much lower price ($1,299,000) than it originally listed ($1,500,000) back in October of 2006. And 2960 26th Ave has a "motivated seller" and much lower price (also $1,299,000) from its original $1,400,000. This is why we tell you to check those Stalefish.

the listings
the comps back to 2002 (otherwise nothing to show)

Stage 20, Lakeside (3E)

White picket fences in this neighborhood are actually optional. You'd never guess from driving around. Once you actually get into this neighborhood it feels kind of nice and peaceful, but one thing you must know is that it is bordered by some of the busiest streets in the city...19th Ave on the west, Junipero Serra on the east, and Sloat Blvd on the north. Kind of like putting a suburb in the middle of a couple freeways. Think of it as adding a little background noise, kind of like the ocean. ;-)

That is not to say the homes aren't nice and don't sell well. Of course there are a few Stalefish (tm) that frequent this area, but price it right, and it will sell. Condos don't exist here, so don't expect to find any, and plan on a fair bit of competition for the few homes that hit the market. Make sure to check the comps and don't panic, because TYPICALLY homes in this area can be had for under asking. However, with the current market picking up steam, that could change, so make sure to do your homework.


the listings
the stats

Stage 19, Stonestown (3D)

City District Map in Detail



Last week was a tight fast course around Pine Lake Park, and this week we're watching the tricycles race out of class in district 3D, Stonestown. Home to, Stonestown Galleria (big surprise there) and San Francisco State University, you truly feel like you are in a college environment in this area.



There are zero listings for sale, sold, withdrawn, inactive, nada! This district is NOT someplace to look to buy. If you'd like to move here and rent, basically your only options are the Villas at Park Merced. They pretty much dominate. The villas and towers are surprisingly only composed of about 30% students, given the close proximity to "State", but we have to say, the area, as a whole is really nice. Very well kept outdoor spaces, lawns, and parks. Wide streets, close to all kinds of outdoor activity, and lots of room to roam. If you like that sort of "campus" vibe, and an area with a ton of green space, this is the place for you.

Stage 18, Pine Lake Park (3C)

City District Map in Detail



The Tour de San Francisco is our version of the great cycling race, where we tour through our nano-markets around town, because in San Francisco, it truly does come down to the block. Last week we hit the hills of Merced Heights. This week, stage 18 takes us to the quaint little district of Pine Lake Park...District 3C. We'll finish after 86 stages with district 10K...Bayview Heights. If you have anything you want to say about your neighborhood, we want to hear it. Please send to sfnewsletter@gmail.com. For past stages, visit our archives.

Funny thing...most of the Pine Lake Park district is actually green space. There are only a couple other districts that can claim this honor, but only one that cranks out free concerts all summer within its bounds thanks to Stern Grove. This district only has 13 streets total, there are zero condos to speak of, and the single families can range from $750,000 all the way up to $1.7MM. If you're looking for tiny, quaint, and somewhat quiet (Sloat Blvd. tends to be a bit noisy), you might consider looking here. Maybe you're looking in another part of town for this type of home:


Well, you're in luck. Most of the homes between Vale and Gabilan look just like that. Check "the listings" for pictures of the insides of some of these. But don't be mistaken, all the homes in this area are not like that. Many of the homes west of Vale are single story, and then when you get down to 35th and 36th Avenues, the homes look very much like anything you'd find in the Central Sunset, or Inner Parkside. Here's a picture of 35th Ave:


Take a drive down Crestlake and you'll feel like you are in Suburban Nirvana. Nicely tended front lawns, quiet, little traffic (thanks in large part to the "no right turn" off of Sloat onto Crestlake), and all of the homes back up to Stern Grove or Pine Lake park and their towering Eucalyptus trees.
The homes in this district tend to sell relatively well, but again, like all homes these days, pricing is crucial. The neighborhood itself isn't too appealing if you must be a "walk to shops and restaurants" dweller, but if Stonestown Galleria or Ono Hawaiian BBQ on Sloat is your thing, well then...welcome home. So as with most areas of San Francisco, you'd be surprised what you find if you just think outside of your district.

the listings

the stats

Stage 17, Merced Heights (3B)

Common style in Merced Heights



Typical Home on Orizaba




The Tour de San Francisco is our version of the great cycling race, where we tour through our nano-markets around town. Last week we did laps around Lake Merced in the Lake Shore district. This week, stage 17 is a very hilly, but compact course District 3B...Merced Heights. We'll finish after 86 stages with district 10K...Bayview Heights. If you have anything you want to say about your neighborhood, we want to hear it. For past stages, visit our archives.

When people think of San Francisco, two things usually come to mind, fog, and Hills. Merced Heights happens to have both. Bordered by Junipero Serra on the west, Holloway on the north, Ashton on the east, and Shields on the south, Merced Heights is essentially one steep hill with its crest at Shields and trough at Holloway. Unlike Lake Shore, the homes in this area tend to be a little less pristine (on the exterior). The homes look very much like a lot of the homes in the Sunset/Parkside, the only difference being that in Merced Heights they're clinging to a hill. Don't get us wrong, the right priced home, in the right condition will still fly off the shelf, but this area is definitely not on everybody's radar. This is a very small district and has a very distinct, almost "working class" feel. There are a lot of homes tenant-occupied by SF State students and you'd be hard-pressed to drive around the neighborhood and not see a few students lumbering around with a back-pack full of books. Thanks to the big hill Merced Heights is on, many of the homes have great views to the North and West. You're getting close to the Daly City border down here, but the area still feels surprisingly "San Francisco". Location for Peninsula commuters is top notch, and recreation is a quick game of Frogger across Junipero Serra, 19th Ave, and down to Lake Merced. For shops and restaurants, your closest option is Holloway St. in the Ingleside district. Don't expect Bix, or Boulevard, or Aqua when you go searching for a meal, and you'll be pleasantly surprised. If you've been looking for homes in that vicinity and are striking out, give Merced Heights a look. You'll thank us in 10 years if you do.

the listings

the stats

SFhotspots

You're probably scratching your head thinking, is there any sort of hotspot in Merced Heights worth writing about. Actually, there is. It's called the Shields Orizaba Rocky Outcrop. Why a hotspot? Because you've probably never thought of going there to watch the sunset, poke around, and generally just do something you've never done. It's just one of those things. Take Shields, Orizaba, or Lakeview and you'll run into it.

Stage 16, Lake Shore (3A)

Editor's Note-the "graffiti" is a joke




The Tour de San Francisco is our version of the great cycling race, where we tour through our nano-markets around town. Last week we wound our way up the quaint little section of 16th Ave in the Inner Parkside. This week, stage 16 turns again towards the ocean and great cycling areas of Lake Merced District 3A...Lake Shore. We'll finish after 86 stages with district 10K...Bayview Heights. If you have anything you want to say about your neighborhood, we want to hear it.

Welcome to Brady Bunch suburbia. Lake Shore has beautiful, well maintained, "pride of ownership" homes with perfectly manicured front yards (tiny, but nice green grass cut to just the right height.) Most homes were built in the 40's and 50's and are fully detached. This is the closest you'll get to a tract home in San Francisco, and the homes here are still better than any box you could buy in Stockton, or Manteca (Matt?). It is quiet, very quiet in Lake Shore, yet still an area with with tons of access to all kinds of things: golf; Stern Grove; Zoo; Lake Merced; rowing; beach; I-280; SF State; and so much more. There is one thing; however, that kills it for us...the strip mall on Sloat @ Everglade. To some it is a blessing, to us we love San Francisco for the lack of strip malls with big name American retailers (Big 5, Baskin Robbins, Ross, Jenny Craig, Petco, and Payless Shoes to name a few), but you can bet, we'd be shopping there if we lived in that area. If you're thinking of packing up to move to a more quaint, quiet, serene location outside of the city, why not consider Lake Shore instead? It sure beats the East Bay. However, the weather in this district in the summer is pretty much dismal and foggy, but that is what builds character. Right?

the listings

the stats

SFhotspots

Six of the city's 10 courses are located within the boundaries of district 3A, Lake Shore. That doesn't mean you can just walk right up and play all of them, in fact, two are just the opposite. Harding Park, since they completely remodeled it, is top-notch and one of the best courses in the country. The best part is that it is public. Many a trophy has been lost here (John?), and many a trophy will be won. The other two clubs are the Olympic Club, members only, and the San Francisco Golf Club, which is beyond strictly members only. They wouldn't even allow former President Clinton to play there...because he's a Democrat.