Category Archives: For Sale in San Francisco

What House Painters Wish You Knew

Advice, Advice for Buyers, Advice for Sellers, by Cynthia Cummins, For Sale in San Francisco, Homewords, San Francisco Real Estate, Value Added, , , , , , ,

Today I’m writing the first of what I hope will be a regular feature at RealEstateTherapy. Let’s call it What They Wish You Knew. “They” being various professionals associated with the business of real estate.

First up: What House Painters Wish You Knew.

Painting is one of the trinity of property improvements guaranteed to enhance value when selling. (The other two are floors and lighting.) Painting is about as close to magic as you can get, and if you want the spell done right, you hire a magician.

And that magician – your painter – would like you to know these things:

Catalog your colors for when you move out or sell. It’ll save you money because the painter won’t have to charge you for the time it takes to match the color.

Ideally, you’ll go one step further and save your paint. This also cuts costs because it makes touchups easier in the future. Even if you have the color formula, a new mix may not match an old mix. Results vary from store-to-store and over time. But the paint stored in a can will age along with what’s on the wall.

If you’d rather not pay your magician to do detective work, don’t just point to a pile of old paint cans and say, “I’m pretty sure the paint you need is there.” Sort through yourself in advance.

Painters aren’t movers, and it’s less costly to paint vacant rooms. So if you say you’ll empty a room’s contents prior to painting, then do it. If you agree to move everything into the center of the room, then do that. Otherwise, be ready for additional costs or delays.

There’s no such thing as “just touching up.” Homeowners envision they’ll save money if the painter can simply dab a little paint here and there. But touch-ups only go so far, especially given the difficulty (and costs associated with) matching paint. It’s often easier to paint whole walls or rooms.

If you’re not already committed to a particular paint color (and, therefore, brand) ask your painter if he/she has a preference about brand(s). Brand preference has to do not only with ease of application, but also with location of the paint store. If your San Francisco painter has to drive to Serramonte to procure paint from Home Depot, it’s going to cost you extra.

Unless your painter is a professional colorist, don’t ask him or her to advise on paint colors and finishes. (One of the best painters I know is color blind!) Give him or her exact instructions about shade and sheen.

Realize that the best painters may be ones who are so experienced and skilled that they get their work done speedily. In other words, more time doesn’t necessarily mean a better result. Look for painters with great references and ones who bid by the job, not by the hour.

Prep time, plus procurement of and cost of materials add up quickly, so resist the temptation to look at a finished room and think or say, “What was so darn expensive about that? That was easy. I could have done it myself!”

The truth is that very few of us mortals are qualified to do painting all by ourselves. Better to go pro, then stand back and enjoy the results.

Cynthia Cummins is a Top Producer and Partner at McGuire. For info on SF real estate visit http://CynthiaCummins.com. This article was re-posted at McGuire.com.

Real Estate Trivia: Who Said It?

Advice for Buyers, Advice for Sellers, by Cynthia Cummins, For Sale in San Francisco, Humor, Queries, San Francisco Real Estate, , , , , , , , , ,

1. “There’s no place like home.”

Origin debatable. Number 23 in the top 100 American movie quotations, this phrase was invoked by Dorothy Gale in The Wizard of Oz. The character says something almost identical in the Frank Baum novel of 1900, but it was also the last line in the 1822 song Home! Sweet Home! Regardless of its source, it’s true – possibly because it’s vague enough to cover any unique home experience.

2. “The way you live in a place and the way you sell are two entirely different things.”

Cynthia Cummins. I remind sellers of this, as they contemplate purging possessions, moving out before marketing, or paying for staging. In a sophisticated market like San Francisco, selling a house is about 3 parts theater to 1 part realism.

3. “Home is where one starts from.”

T. S. Eliot. A great first line from Four Quartets “East Crocker,” a poem you might want to read sometime. Eliot started in St. Louis, Missouri and suffered from a congenital double inguinal hernia as a child. This meant he didn’t get to play with other children and spent a lot of time alone. Hence, he became interested in – you guessed it – literature!

4. “Sellers stage.”

Cynthia Cummins. Another of my favorite sayings. It’s a nod to the old real estate adage “Sellers sell,” which means that if you’re selling you take steps that result in a sale. In the classic sense, this means you hire a professional agent, follow her advice, respond in good faith to offers and so forth. In San Francisco, one of those crucial sale-producing steps is staging.

5. “The fellow who owns his own home is always just coming out of a hardware store.”

Kin Hubbard. The humorist’s humorist, who also said, “The only way to entertain some folks is to listen to them.” The hardware-store quote is self-explanatory.

6. “Buyers don’t buy in a buyer’s market.”

Cynthia Cummins. The “right moment” always seems to be in the past. This is a phenomenon buyers inevitably experience if they wait for the market to reach the bottom.

7. “Home is the nicest word there is.”

Laura Ingalls Wilder. Her “Little House” books notwithstanding, Wilder endured plenty of “not nice” hardships growing up on the prairie, including near starvation, poverty, violence and life-threatening winter weather.

8.  “The coldest winter I ever spent was a summer in San Francisco.”

Not Mark Twain. This favorite San Francisco aphorism is usually misattributed to Twain. He did say, “If you don’t like the weather in New England, just wait a few minutes.” But nobody knows where that famous SF summer quote originated.

Cynthia Cummins is a Top Producer and Partner at McGuire. For info on SF real estate visit http://CynthiaCummins.com.

Glen Park Central

by Cynthia Cummins, For Sale in San Francisco, San Francisco Real Estate, , , , , ,

How I love my city! Divine and diverse San Francisco – sanctuary for all, home for the lucky and a favorite tourist destination for many.

Part of its allure is its multitude of neighborhoods, each with particular traits and charms. Which is why I’m fond of saying “I’ve yet to meet a San Francisco neighborhood I don’t like.”

One of my favorites is Glen Park, because it manifests as if it were a town separate from San Francisco. Like you could pick it up and transport it somewhere 200 miles away and it would function exactly as it is now. Except that, in reality, it links to the entire Bay Area via BART, 101 and 280.

When you’re standing at the intersection of Diamond and Chenery – in Glen Park’s heart – you feel you’re part of something vibrant and welcoming. Glen Park Canyon is to your west. Tyger’s Coffee Shop and Higher Grounds sits kitty corner. Just half a block away is Canyon Market and the Glen Park branch of SF Public Library. Plus there are myriad restaurants, a hardware store, a fitness center, an independent bookstore, a nail salon…You name it. You’ve got it.

Once again, I’m privileged to have a listing located in wonderful Glen Park. Click here to learn more about it, or come by this weekend. And – if possible – aim for Sunday because the 19th Annual Glen Park Festival will be happening. Parking could be challenging, but you will have a great chance to see exactly what the village of Glen Park is all about.

It’s possibly THE best village within the city. (But – sshhhh – don’t tell West Portal I said that!)

Cynthia Cummins is a Top Producer and Partner at McGuire. For info on SF real estate visit http://CynthiaCummins.com. This article was re-posted at McGuire.com.

Less Lipstick = More Value

Advice, Advice for Buyers, by Cynthia Cummins, For Sale in San Francisco, San Francisco Real Estate, Value Added, , , , , ,

Last week, I offered some home-buying tips on how not to be fooled by staging. This week, my focus is on why empty and unstaged properties should be ranked at the top of every buyer’s must-see list.

I always say that my “dream home” for buyers is one with stained shag carpeting, an active roof leak and cat pee in every corner. Anything that combines ugly, stinky and neglected is enticing to me.

Or, as a contractor friend once said to me, “More pig, less lipstick.”

Some piggy properties are major fixers suited only for developers. I’m not talking about those oinkers. I’m talking about properties where the seller didn’t bother taking any pains with presentation. These empty or non-staged homes offer special advantages for buyers.

Advantage 1: Non-staged properties photograph badly. The lighting is dim and the empty rooms look small and sad. On MLS, dismal photos (or a lack of any photos) repel many buyers. These buyers swipe ahead to the next, more attractive looking listing. This means less competition for the poorly-presented house.

Advantage 2: Non-staged properties convey the impression that something is amiss, otherwise the sellers and their agent would care more. Busy buyers have infinite choices but finite time for viewing them, so they eliminate the “houses that must have something wrong with them” first. Fewer shoppers mean fewer offers.

Advantage 3: Lack of staging may mean the seller isn’t being well represented. The listing agent isn’t employing an effective marketing strategy (which would include staging), so there’s a chance he/she will not be very strategic about pricing or offers or negotiations. This also can mean a better value for the eventual buyer.

Advantage 4: Lack of staging magnifies flaws and implies neglect. For example, in a warm, well-lit, furnished living room a tiny superficial plaster crack strikes a buyer as a good excuse to change the paint color after closing. In a cold, dark, vacant living room that same crack worries the buyer that the foundation is crumbling. It’s all psychology, but this psychology works in favor of the buyer rather than the seller in an unstaged house.

Bottom line for San Francisco buyers: Don’t skip homes with no staging and/or no online photos. Go see them. And when you see them, consciously strive – with your agent’s help – to see them as if they are staged. Apply the lipstick yourself. Then make an offer.

For part one of this two-part post, go to link here.

Cynthia Cummins is a Top Producer and Partner at McGuire. For info on SF real estate visit http://CynthiaCummins.com.This article was re-posted at McGuire.com.

A Winner In The Cards For You

Advice, Advice for Buyers, by Cynthia Cummins, For Sale in San Francisco, San Francisco Real Estate, , ,

In an increasingly DIY world, buying real estate is a rare exception to the self-serve rule. You can enjoy attentive, committed, knowledgeable service – and it’s free.

Having a guide and ally – your agent – representing you makes for a less stressful and much more rewarding experience. And there are so many agents with so many different styles. Find one whose personality suits you!

Finding the best buyer’s agent in San Francisco 

Cynthia Cummins is a Top Producer and Partner at McGuire. For info on SF real estate visit http://CynthiaCummins.com. This article was re-posted at McGuire.com

There’s Always a Piano

Advice for Buyers, Advice for Sellers, For Sale in San Francisco, San Francisco Real Estate, Story, , , , , ,

“The secret to humor is surprise.” ~ Aristotle

Conversely, the secret to navigating a surprise is humor – especially when it comes to something unexpected in a real estate transaction.

One scrap of wisdom I share at the outset with new clients is this: There will be at least one moment during this process when something is unexpected and upsetting. It isn’t a matter of IF it will happen. It’s a matter of WHAT and WHEN.

As a Realtor, I am Navigator of the deal. I unroll a map of the Transaction and highlight a route to Closing. I know most of the twists and turns by heart. And I deftly steer around new bumps and barricades. Yet there is always a pothole I don’t see before driving over or into it.

These holes along the highway take many forms (or so I have seen).

The mortgage one-more-thing: On the day before signing lender requires that Buyer’s car lease be paid off in full.

The insurance Catch 22: Buyer can’t obtain loan and close escrow without insurance in place. But insurance company says circuit breakers must be installed before house can be insured. So Seller must have the circuit breakers installed prior to closing. Yet property is a probate and Seller is deceased. And Buyer doesn’t have a contingency for insurability because the insurance companies just dreamed this new policy up a month ago.

The unimaginable: Buyer has a brain aneurism on the day before closing.

The catastrophic: Loma Prieta comes knockin’ and the house goes rockin’ off its foundation just after Buyer waives inspection contingency.

The governmental: The IRS decides to begin scrutinizing a formerly-ignored form called a TRDBV required by mortgage lenders. TRDBV stands for Tax Return Database. (I’m not sure what the “V” connotes and I don’t really care and I hope you never have to find out yourself.) Buyers drop everything (including their jobs) to go stand in line at the local IRS office for hours. And HOURS.

The feral: During a final walk-through, Buyer steps onto the roof and into a pile of raccoon poop.

The emotional: Soon-to-be-divorced yet cheery Seller goes silent in the week before closing. Refuses to sign closing papers. Will not return agent’s or attorney’s phone calls. Will not answer doorbell. Emails escrow officer that she’s changed her mind.

The economic: Seller’s employer withdraws offer of new position on the East Coast just after Seller accepts Buyer’s all-cash, no-contingency offer with a 14-day closing.

The watery: Closing is December 30th. Huge storm – the first of the season – crushes Bay Area on December 31st. Buyers call shortly before midnight, but not to wish me a Happy New Year. They are crying loudly. I realize, however, that their tears are not the cause of the dripping sound in the background.

The musical: Several days prior to closing, piano-owning Buyers realize they missed the Covenants, Conditions and Restrictions ban on pianos in the condo building. As we search for a possible music-friendly solution, I remind the impatient Sellers, “There’s always a piano.”

Yes indeed.  In every transaction, “there’s always a piano.”

Cynthia Cummins is a Top Producer and Partner at McGuire. For info on SF real estate visit http://CynthiaCummins.com. This was re-posted at McGuire.com.

The Life Changing Magic of Clobbering Your Crap

Advice, Advice for Sellers, For Sale in San Francisco, HouseStories, San Francisco Real Estate, , , , ,

HeatherZabriskie

The word “clobber” is on my mind. I was thinking about the word “cobbler” and a slip of my mind’s tongue shifted the “L” so it became “clobber.”

The words mean totally different things. Yet they have a symmetry that has not to do with their sounds.

Cobbler is sweet, satisfying, earthy, down home and righteous. Clobber is sassy, satisfying, earthy, down home and righteous.

Ever want to clobber someone? I know I do. About 15 times a day.

Usually my clobbering impulses run toward a relatively innocent person who doesn’t deserve to be clobbered.

Like the lady at Garnet Hill customer service who can’t find my percale-sheet-set order.

Or the drunken guy in front of me at Bi-Rite deli deliberating over which sandwich will soak up the 6-pack he just consumed at Dolores Park.

Or the man at my recent garage sale who wanted to buy a $10 table for $10, but tells me his wife insists on paying only $5. (Note: it’s a $200 table.) I’m not amused when he asks, “Can you please just talk to her? Talk her into paying more?”

This makes me want to clobber him. After I clobber his wife. I negotiate multi-million-dollar transactions for a living, and I don’t want to waste my precious time haggling over five bucks at a garage sale.

“Just take it,” I say, “My son will help you get it into your truck.”

The whole purpose of the garage sale – and the reason I gave them the table for free – was to clobber the crap that had accumulated in my ex-husband house. I’d contributed heavily to that heavy load, as had our children. We’d moved 15+ years’ worth of clutter into it from our last house and then added 7 more years’ of stuff to the pile. The house had practically begged us to take up hoarding, with a storage room larger than most studio apartments. As a result, my “wasbund” and I easily punted the pain of decluttering down the field again and again.

Now, with him moving to a new, drastically smaller space, the reckoning time had come. 30 years of photographs in albums crammed into file boxes. 20 years of children’s art, trophies, award certificates, recital DVDs, sports equipment and birthday-party favors. Boxes of tax receipts. Cabinets full of Tupperware and water bottles.

And crawling out of every drawer like swarming roaches in a horror movie came paper, binders, Allen wrenches, screws, push-pins, paper clips, pens, reading glasses, puffy ski jackets, snow boots, ratty beach towels, dirty bathmats, lumpy pillows, grocery totes, paint, cleaning supplies, pit-stained t-shirts, misshapen coat hangers, dead flashlights, dried-up tubes of sunscreen, random batteries, earbuds, estranged socks, faded business cards and lonely half-wrapped-fuzz-encrusted Ricola cough drops.

There was a huge bag of rocks collected on hikes and beach walks. A collection of San Francisco-themed highball glasses my grandmother purchased in the 1950s. A jumbo Rubbermaid box filled with more boxes. And I’m not even talking about all the furniture!

The criteria for deciding on an object’s dispensation became: If this were to spontaneously combust right now, how would I feel?

 The answer – almost always – was: Where’s a match when you need it?

The mantra became: If in doubt, throw it out.

Even while being ruthless to the point of cold-bloodedness, the stuff just kept coming and coming and coming. Like zombies. We’d clobber one closet and then scream in terror when confronted by another we’d overlooked.

Just when one room seemed safe AKA vacant, we’d reenter to find more stuff crawling out of the walls and spreading across the floor into heaps of menacing detritus.

Which is all a long way of saying: One thing I’ve learned as a Realtor is that the Number One Impediment to Making Beneficial Changes In Our Living Situations is OUR STUFF.

Want to live a happy life? Want to remain flexible and open and ready to meet every daunting challenge or delightful change? GET RID OF YOUR CRAP. The sooner the better. Wait until you’re 78 and selling your house of 40 years and the mountain of stuff will literally crush you.

Do it. Now. Any way you can. Gift, sell, donate, recycle, toss or SET IT ON FIRE. Just clobber your crap now before it’s too late.

Cynthia Cummins is a Top Producer and Partner at McGuire. For info on SF real estate visit http://CynthiaCummins.com. This post was also published at McGuire.com.

The Exclamation Index

Advice, For Sale in San Francisco, HouseStories, San Francisco Real Estate, , ,

Oh, exclamation point! Oh, Realtor’s friend! Your slender line and dot speak volumes!

Who needs statistics!? When it comes to assessing the state of the San Francisco real estate market, one has only to review a copy of last week’s brokers tour.

Its bounty of exclamation points tells the tale of our surprise at a newly observable shift. After months of tracking the tide in anticipation of its turn, we find ourselves stranded on a proverbial spit of sand, looking at the high water mark on shore.

Surprise! The market is changing.

Brokers tour, in its printed form, allows two lines of type for each property. The first line lists basics like address and price. The second line – consisting of a maximum 60 characters (including spaces and punctuation) – lets the agent say something extra about the property’s attributes.

Given the scant space allotted for elaboration, the exclamation point becomes a shortcut. It is a one-character plea for attention. A skinny line conveying delight, excitement, urgency or panic.

This week, after reviewing the first of 23 pages of brokers tour, I abandoned counting exclamation points and looked instead at the words preceding them. I saw multiple variations on “Price Reduction!” and “Don’t Miss This!” and “Must See!

Other exclamation-point and word pairings included:

Come for pastries!
Parking!
Great flow!
View rooftop with BBQ!
Stunning!
Amazing!
Time to make the offer!
Best in show!
Offers encouraged!
Decks!
Location!
Views!
VIEWS, VIEWS & more VIEWS!
Light!
Charm!
Seller says SELL!
Cookies!

When inventory was too scarce to meet demand, the exclamation point took a sabbatical from brokers tour. No need to shriek about rooftop BBQs. No need to shout about cookies, or a $5,000 selling bonus, or two years of paid leased parking.

But that was 2015 and this is now. Next thing you know, nobody will be asking open-house visitors to remove their shoes. There will be a corresponding decrease in use of the adjective “exclusive.” Agents will cease to post offer dates. And we’ll all be saying, “Welcome home, exclamation point! We need you!”

Cynthia Cummins is a Top Producer and Partner at McGuire. For info on SF real estate visit http://CynthiaCummins.com.

Outdoors San Francisco for the Non-Outdoorsy

For Sale in San Francisco, Humor, Real Estate Concierge, , , , , ,

I can relate: Your friends are all like “Hey, let’s hike up Mt. Tam and then run over to Sol Food for Cubanos and Ponches.”

And you’re all like you don’t want to drive across the bridge and crawl through west Marin and get all hot and sweaty and wait in line for food  and then fight traffic INTO the city on a Saturday night when you could just stay home on the sofa.

You don’t particularly like the great outdoors. I confess that I didn’t either, until I was in my late 30s. So here are a few tips for face-saving things to do IN THE CITY with your outdoorsy friends.

Bearish (as in Polar) in the Bay

You: Walk to the end of the pier at Aquatic Park. Look for seals, sea lions, other wildlife.

They: Drop in as guests at the Dolphin Club or the South End Rowing Club (depending on which club is open to public that day). Swim in the (most recently) 58-degree water. Meet you at Buena Vista Café for Irish Coffees.

Continue reading Outdoors San Francisco for the Non-Outdoorsy →

7 Hills and 7 (or 8) Views

For Sale in San Francisco, San Francisco Real Estate, , , , ,

Dream of San Francisco and you’re likely to conjure a picture of the Golden Gate Bridge: Hands down, the most iconic image associated with our city.

Yet with 7 hills in a 7-by-7-mile square space, San Francisco can’t help but offer hundreds of stunning views. Just hike up any ol’ slope and have a look around.

My new listing at 1201 California, situated at the apex of Nob Hill, has knockout panoramic views. We’re talking southern sky and cityscape, from the water of the southeast Bay to Twin Peaks. It’s not instantly recognizable as San Francisco. But if you’ve lived here for at least two weeks you’ll know what you’re looking at because you can’t miss Sutro Tower framing the sunset.

Number 802 at Cathedral Apartments is one of those rare spaces where you really can “live in the view.” You can watch the pink of sunrise over coffee, note the creep of fog bumping against distant hills, toast the sunset with a glass of wine at dusk, wonder at the sea of twinkling city lights during a wee-hours bathroom break. Lucky you!

Yet if you’re not fortunate enough to “own” a view, there are plenty to be had in San Francisco for free. Here’s a list of my favorite seven unexpected (and slightly “secret”) public vistas:

1. Strawberry Hill. In Golden Gate Park, cross one of the two pedestrian bridges that lead to the island in Stow Lake. Head uphill. Enjoy a tree-filtered 360-degree view of the St. Ignatius spires, the surprisingly hilly Sunset, Ocean Beach, the Pacific Ocean, the Richmond, Golden Gate Bridge, the Marin headlands and more.

2. Twin Peaks. Approach by car (and preferably at night) from Portola near Laguna Honda or from Clarendon. Drive to where the Martians will land when they invade San Francisco. Imagine you are a Martian surveying the splendid city you’re about to conquer. Take note of how Market Street makes a glowing runway of light from your feet to the Bay Bridge.

3. Grandview Park. Get it? Grand? View? The park is roughly bordered by 14th and 15th avenues and Noriega in Golden Gate Heights, although I highly recommend walking up the magical Moraga Street steps for access (at 16th and Moraga). From the top you can see downtown, Golden Gate Park, Pt. Reyes and Lake Merced.

4. Lake Merced. A trail encircles the entire lake, though there’s a lot of traffic whizzing by. Instead, park in the lot at Harding Park off Skyline. Walk past the boathouse, cut across the golf course and take the trail that goes along the northernmost part of the lake. Lots of green. Lots of green water. Birds. Cattails.

5. Sutro Park. We’re talking higher on the cliff than the Cliff House. Drive out Geary Boulevard (which turns into Point Lobos) to 48th Avenue. Or take the 38 bus to its last stop. Walk into the park. Look south for an amazing perspective on magnificent Ocean Beach. You can look in other directions that are equally nice. But the Ocean Beach vista is surprising.

6. Zellerbach Garden of Perennials. Once upon a time, admission to the Strybing Botanical Garden in Golden Gate Park was free to all. Now you must pay if you aren’t a resident of San Francisco. (But it’s worth it.) There are actually many beautiful views here, but one of my favorites is looking slightly south and mostly east from the Zellerbach Garden of Perrennials. A long lane of lush green lawn framed by trees. Bring a picnic while you’re at it.

7. The “notch” at Sanchez and Liberty. Skip the frat party/parade at Dolores Park. Walk west up 20th Street and south up Sanchez (there are stairs available for this last part). At the top of the hill are some very fine views to the south, east and west. Breathtaking any time of day.

Cynthia Cummins is a Top Producer and Partner at McGuire. For more details about 1201 California #802, visit NobHillViews.com. For info on SF real estate visit http://CynthiaCummins.com. This post also appeared at McGuire.com.