Stage 31, Ingleside Terrace (4e)

First impression: lots of dead grass in Ingleside Terrace. We're not sure if that is a drought thing, or a neighborhood thing. We get around in this town (don't laugh), and we can honestly say, we have not seen as much dead grass on front lawns in the city as we have in this area. Maybe it is because they have really big front yards and lots of space. Not sure. Anyway.....

Ingleside Terrace [enlightened by a reader]has everything a neighborhood could need to be a top area in the city, but the homes or the care they are given, simply come up a bit short. That's not to say there aren't a few standout homes with well manicured yards, good coats of paint, and nice views, but for the most part, many homes come up lacking.

The neighborhood itself is like a little oasis amongst some otherwise less desirable locations (Merced Heights, Ingleside), but on the other side of Ocean Ave., there are beautiful areas like Balboa Terrace, and Mount Davidson Manor (not yet toured). Oddly enough, the noise coming from Junipero Serra isn't that bad once you get inside the Ingleside Terrace gates.

Homes in this area, like anywhere in the city, sell quickly when priced right. There are homes from $800,000 all the way into the mid to upper $2Millions.
Here's a look at the averages:


135 Cedro ($2,950,000), a bit above average.



If you're looking for areas with serious upside, and a possible good investment, it's places like this that you want to look. The homes are very large, and the area is a little run down, but that can easily be improved, and there are many a standout home that definitely raise the bar.

Nice home on Lunado


Not so nice home on North Entrada


This is an Assist 2 Sell home coming on the market soon at 860 Head St. How 'bout watering that grass? Assist 2 Sell sure knows how to spruce up a home.


Views to the south at the corner of Cerritos and Lunado


The home that has been forgotten, there were a few of these. This one is also on Lunado.


The Standout on Mercedes


Winner of the brightest color award


A tiny fixer at 710 Victoria


And the sundial where North and South Entrada converge


For your commercial fix of restaurants, you'll want to hit Ocean Ave, and for your escape out of town Junipero Serra is right out your door, and that will take you onto the I-280 to all points south in a matter of minutes. Stonestown Galleria is nearby for your mall fix, and you're close enough to the ocean that you might even hear it at night. So check it out, you might be surprised.

If you look at "the listings" you will see a decidely different set of pictures and homes than what we've showcased here. That was the goal. Show and tell the side you most often wouldn't hear. Happy house hunting!


the listings
the stats

Stage 30, Forest Knolls (4d)

Forest Knolls is so unbelievably different from any other area in the city, it just blows us away. Homes don't appear to have been built before 1950, there are duplexes, multi-unit, single family, town homes, and condos. They are very "boxy" and have that mid-century look without the mid-century charm like we saw in Diamond Heights.



Views can be had from just about any street, Crestmont to the north, Christopher to the south, and a lot of the homes are held up by long skinny concrete columns.



If you have a fear of earthquakes, we would advise you not buy a home on the north, or north-west slope of Crestmont Hill. At the very least call in all the qualified experts that can set your mind at ease. These homes are literally clinging to the mountain. But...big risk affords big reward in the way of stellar views. Take this view from around 400 Crestmont for example:



The homes on the north slope are the ones you see if you are down in the 9th & Irving area, or in the park and you look toward Sutro Tower. You'd think the home-owners need climbing gear to get to their front door, but there is actually a road. A road that would take you to this listing at 465-467 Crestmont, a two unit building asking $1,530,000. And here's what the back of these buildings looks like from close up:



There is UCSF housing on the North East slope (Johnston Drive) tucked amongst towering eucalyptus, pine, and redwood trees,



and there is even a little development that is so out of character for San Francisco, you wonder what the heck the developer was thinking...that would be Galewood Circle Town homes.





One of the most desirable Elementary Schools, Clarendon, is located in this district (don't think you have a shoe-in by moving here though), and there is even a street named after Mr. Adolfo Sutro. Oh...and we almost forgot the unobstructed views of Sutro Tower from most of the homes in this area.




Homes don't tend to sell as briskly in this part of town, especially if priced wrong (high). They require a very specific buyer, and those buyers aren't out there in droves. Charm is not really a part of this area, but there is tons of nature, trees, views, and nice people. It is very windy, and can be unbearably foggy, but so can other areas of the city, so don't let that stop you. The hills are steep, and the roads are narrow and a bit winding in places. If you're looking for that mid-century home to remodel, keep your eye on this area, you might find one...we think there is opportunity on that home at 465 Crestmont, so if that is your thing, you know who to call.

There was/is a big development planned for the north slope called the Crestmont Hills Family Homes Development, but it appears to have been derailed. Judging by this sign we saw in 9 out of 10 of the windows in the area, the neighbors put up a good fight.



Why not throw in one more photo for good measure. These are the homes on the hillside between Oak Park and Crestmont.



We'd have to think that is a fair bit of information to help you decide about whether you like Forest Knolls. We focused a lot on the north end of the hill, but the south should not be forgotten. We leave that to you to discover. Happy hunting!

the listings
the stats

Stage 29, Forest Hill (4c)

As much as you thank us for doing this Tour, we have to thank you too. We are, ourselves, learning a ton about the nano-markets of our city. We knew they existed and knew about a lot of the properties and areas anyway, but now we're looking at them differently. So thank you for keeping us motivated to write this...stuff. ;-)


Last week, our eyes were opened as to how many mid-century gems were hiding away in Diamond Heights (funny, most of the streets in Diamond Heights are named after gems). This week, we're again blown away at how unique Forest Hill is from any other part of town, how few homes come up for sale in this area, and how this area is a perfect example of why our market is the way it is. Forest Hill is an extremely desirable neighborhood with narrow, steep, winding, tree-lined streets. It is extremely quiet, "pride of ownership" homes are everywhere, and you truly feel removed from the city. Why move to the suburbs? Just move to Forest Hill.

The area is filled with mini mansions, beautifully landscaped yards, and big views to the South, East, and North. Surprisingly, this district also has a ton of mid-century homes. Is that just something we noticed last week, and now we're stuck on it? Who knows. Don't think this neighborhood is all Tudors either.




By standing in the middle of the street (yes, this is what we did), you can look one way and see this house:


Look to the left and see this:


Turn around and see these two modern gems:


Drive down the street and see this mid-century marvel:


Do a U-turn and see this:


Round the corner and see this:


ahhh, what the hell...here's one more:


And of course, we couldn't pass up the home that needs a new gardener:


Or the home that simply appears forgotten:


When homes come up for sale in this area, if the sellers are realistic about price expectations, they are sold in the blink of an eye.


And these, our loyal readers, are some very reasons our market is the way it is... Unique properties, in A+ locations, that rarely go up for sale. There aren't any neighborhoods in San Francisco with the same Italian-esque winding, narrow, one way streets, distinct properties, feel, look, and market as Forest Hill. This is truly a one-of-a-kind neighborhood (we've said that before), and it commands big prices, so if you're thinking of buying in this area, you better go in with both guns drawn and expect a bit of a battle.

the listings
the stats

Stage 28, Diamond Heights (4b)

The great thing about San Francisco is that every neighborhood (district) is truly different than the other. Just like the people that make up this great city, our property is so unique and diverse, it just makes our job that much more fun.
In San Francisco, a lot of us base our home search on the district, and assume that places like District 4 are full of homes like you see in Balboa Terrace, St. Francis Wood, West Portal, or Forest Hill, so you don't even bother looking in that district. Big mistake!
Last week we took you through Balboa Terrace, and loved the homes, neighborhood, and the market is great there. This week we're in Diamond Heights (Home of the "gem" streets like Quartz, Amethyst, Topaz, Turquoise), and it is completely different than what we saw in district 4b (Balboa Terrace).
If you're looking for mid-century modern, Eichlers, and homes of that nature, your radar should be zeroed in on Diamond Heights. In our opinion this is the largest concentration of mid-century homes in the entire city.









Many of the homes, especially the condos/apartments on top of the hill have booming views, either of the city or south into Glen Park and south city, or even west into Glen Park Canyon.


(Make sure to click "the listings" below for more looks at some of these homes like you see here.)

Homes generally sell relatively quickly in this part of town, as they rarely come available, and multiple offers are common. The condos, on the other hand, sit a bit longer and require very precise pricing.



Something interesting about this district is that it is primarily one big park/recreation area, the name of which mirrors another district in San Francisco, Glen Park. With hiking trails, towering Eucalyptus trees, and steep slopes to burn the quads, Glen Park Canyon is a great place to get out and get away. Those of you that live on that little tip of Bosworth right on the edge of Glen Park, and you're saying you live in Glen Park...technically no. You're actually part of Diamond Heights. (Eddie?)
The main commercial center is the Diamond Heights Shopping Center on top of the hill and it is home to Safeway, Walgreens, Bank of America, and other fine corporate American establishments. Right next door is a nice little playground, the Christopher Playground, and close to that is the San Francisco Law Enforcement Regional Training Facility (SF Police Academy). For a little slice of Eden amongst the sea of Mid-Century modern homes, head on down to Crags Court and take a gander at the Crags Court Community Garden. Whatever you do when you're in Diamond Heights, plan on it being windy.
And of course, what neighborhood is complete without the home that just doesn't seem to fit in?



Feel like checking the district via satellite? Click this link.



We could go on, but we'll leave it at that. Got questions, contact us. Otherwise, we wish you a great day, and happy house hunting.


the listings
the stats

Stage 27, Balboa Terrace (4a)

We call Balboa Terrace a St. Francis Wood Alternative. Balboa Terrace has the same feel, weather, type of homes (not quite as stately), and general pride of ownership you see in St. Francis Wood, but without the 90210 effect. The area feels very suburban, has tons of trees, nice small green grass front yards, and is a phenomenal place to go trick or treating during Halloween. Sidewalks are clean, there aren't too many cars parked on the narrow streets, and trash does not blow around in the wind like in other neighborhoods. Homes here are, for the most part, beautiful, well-maintained, and highly sought after, with overbids being very common. Of course, same rules apply...pricing is everything (see 200 Darien on "the listings"). It's doubtful you'd find anything under $1.1MM here, and that benchmark is slowly creeping up.



As you go up the hill away from Junipero Serra (very busy street) the homes tend to get a bit bigger and taller. Homes on Monterey are very "plantation-esque", if you know what we mean. They remind us of something you'd see in the south, with big front yards, large gates and driveways, and that general bigger than life feeling.
You might call this the "saint street" district with names like San Rafael, San Fernando, San Leandro, Santa Ana, San Benito, and San Aleso.

A sampling of homes:








This district is home to Aptos Middle School(might technically be in Mount Davidson Manor), St. Francis Episcopal Church, and the Ninth Church of Christ Scientist (among other things), and all of these places obviously have a good donation system because they are very nice.

Ninth Church of Christ Scientist


Your commercial center would be Ocean Ave, and access to Stern Grove, 19th Ave, Stonestown Galleria, and San Francisco State University are just a stones throw away.
And of course what district would be complete without the forgotten home...in this case we had a tie between 300 Darien:


and this home very close by:


There are some homes in this area that are currently under-going a remodel, so we'll have to wait and see if they hit the market. While we were snapping photos of 300 Darien two different contractors drove by and asked if we were putting it on the market and if so, they'd like to buy it before anyone else has the chance. Go figure.
Let us know if you have any questions. We turned the "comments" on, as a tester, so feel free to share your knowledge.

the listings

the stats