For many years there had been a lot of deferred maintenance in the condo complexes on Red Rock Hill (Diamond Heights Village, Safira Court, Red Rock I & II, Harbor View etc) and that was reflected in the pricing. Some of the complexes, most notably, Diamond Heights Village, have upgraded themselves and prices are now comparable to Twin Peaks.
The neighborhood gets a bad rap because of the weather. It does get foggy in Summer, but it is nowhere near as bad as it is in Miraloma Park.
If you have any more questions, please let me know. I am the top Realtor in Diamond Heights with over 33 sales over the past fives years
I'm assuming you mean the price of condo's. The Eichlers are not inexpensive and there are many large homes in the area too. The condos in Diamond Heights village are inexpensive due the style and volume of them. The prices range based on views because the amenities are the same. It is a nice place to live, very convienent and good amenities, but they lack the flair that most SF buyers want.
Hope that helps.
Did you get a chance to read an article in Examiner "Lost Eichlers: Diamond Heights - Tucked away in the Big City Highlands"? If not, here is the link: http://www.eichlernetwork.com/ENStory3.html. It is great story about the Diamond Heights neighborhood and it pretty much explains why its prices were lagging behind. It was a "modern" neighborhood developed in the 60th. It was an "oddity" if compared with a "look and feel" of other SF neighborhoods. This plus fog could contribute to its prices lagging behind. Will it stay this way? It definitely has an "acquired taste".
Rents are high, but not high enough to draw in the truly affluent, or at least people who can discern the difference between quality vs: declasse. I try to pick up garbage off the street, but with absolutely no cooperation from THE REST OF YOU, that's just the little taste of the Tenderloin that makes the most difference. Trashy landscaping prevails and nobody seems to realize that Hedera is a noxious and ugly weed.
Also, the trashy little notices that Priscilla Aguilar compulsively puts on all our walls and hallways is another detraction, insofar as Diamond Heights Village itself is concerned.
1. You get food smells from neighboring units because of poor venting
2. You hear noise through the thin walls - especially thru the kitchen and baths. You hear every step somone makes above you. I even hear people rolling around in bed and opening closet doors. That really sucks!
3. You can't have in-unit laundry and you have to schlep laundry down the hall to laundry rooms that are shared among 2 buildings. Usually on the ground or first floor.
4. Renters are a higher percentage of owners than banks and insurance companies would prefer so this makes the complex a liability.
5. It is an expensive complex to insure because of aging pipes, associated water damage claims, and the hazardous wooden shingles (not fire resistant)
6. The drains backup so you get someone elses sewage in your unit every so often--yuk
7. The contractor who built the place went to jail because he did not build to the specs he delivered to the planning commission.
8. The interior wiring is horrendous and does not support modern day electrical demands
9. The place should be torn down and rebuilt as proper condos
YES!!! Diamond Heights is undervalued because of PERCEPTION and a bad rap.
Residents hear have often told me this is one of the better kept secrets of the City we love...
Let us address the complaints:
>>Oh it's too far from a cafe or shopping...
Really? There is a Safeway Grocery Store, Coffee Shop, Walgreen's Drug Store, US Post Office, Vet, Restaurant, Tennis Courts, Community Garden and two parks. (I may live in Bernal - but I shop at Diamond Heights Safeway since our local Safeway is third rate.)
>>Oh it's too long a commute...
Really? The MUNI 52 Line runs regularly between Forest Hill Muni Metro Station and the Glen Park BART Station. WALK two blocks and you can pick up the 37 Corbett and the 48 Quintara for additional service. Driving is easy to 280 or 101 or any neighborhood since we're in the geographic center of San Francisco.
>>Oh it's so foggy there...
Really? So when it's foggy here, fog has often already engulfed the following neighborhoods; Sunset, Richmond, Golden Gate Heights, Sea Cliff, Lakeside, Lake District, Laurel Village, NOPA, Pacific Heights, Marina, Russian Hill, Sunnyside, Miraloma Park, Excelsior, Crocker Amazon and Glen Park...
Honestly if I look out my window and see fog on the top of Twin Peaks and Diamond Heights, it often means there is howling and chilled wind throughout our town; Bernal Heights, Noe Valley, Eureka Valley, Hayes Valley, California and Montgomery - Downtown, SOMA and South Beach (SOBE). Is it any wonder the Ohlone indians and Spanish missionaries chose to live near the Mission? Even Potrero Hill, Dogpatch, Bayview and Hunter's Point districts have their own wind issues.
Please forgive my little rant, these are just my observations growing up around Baghdad by the Bay over the past 50 odd years. As we head into the coldest months of the year in San Francisco; July and August - just remember September and October are FABULOUS.
We're all about San Francisco and the little known secret of Diamond Heights Village.
I hope you find this amusing and informative. These are my own personal observations gathered over a 15 year career selling real estate in San Francisco coupled with a prior 15 year career at our very own San Francisco Chamber of Commerce...
Most of the others have outlined lots of good reasons for the lower prices. I think the prime reason is that it does not stand up to what most people define as the prime San Francisco experience - walkability to San Francisco's best eateries and bars and short transportation to downtown. While it isn't a long drive, driving changes everything, and with all due respect, the weather is some of the worst in the city.
I used to play tennis with a friend who lives in DH and we played semi-regularly at douglas park, which I could look up the hill and see from where I used to live. I cannot tell you how many times it was high 60's - low 70's where I was, but windy, foggy, and cold there. The overwhelming majority of the clients we have and have had would not live there because of that, regardless of how great the views are when it's clear.
Lance King/Owner-Managing Broker
p.s. If you're not familiar with the city, there are micro climates that can affect your living experience significantly. No joke! The fog in Diamond Heights is consistent and dissipates as it goes down the hill. A home just a few hundred yards from the area you're asking about can be consistently sunny at times of the day when DH is foggy!
There are micro climates in The City - some sunnier and with less fog in our foggier months - but If I didn't like the weather in San Francisco, I'd probably move - I came here FOR the weather.
We have good public transportation here and easy access to the freeways - as well as a very nice neighborhood shopping center. It's has been less expensive because there were deferred maintenance issues with the larger condo developments - but boy has that changed! If you're asking about the area because you like the views and the pricing, I would highly recommend it.