Hi SF Shopper,
Well, I do know the buildings well and even have done business in there recently.
As a Realtor, I would shy away from making statements about the quality of the building or safety of the area. Why?
a. Nobody can make a statement about how well the building is constructed. In order to find out for sure you need to hire inspectors and structural engineers. However, many new buildings may have some construction defects and one of the Signature Properties has indeed a pending litigation for construction defects under SB 800. This is a good thing because the developer will eventually pay for repairs, but may restrict your lending options until the litigation is over. However, a recent 1 bd in the litigation building sold for over asking in an all cash transaction.
b. Please check the police crime reports; usually the break-ins the garage don't have much to do with the safety of the area, they happen virtually everywhere.
c. Again, you have to check the mosquitos situation by talking with the residents and eventually the management company. They have a property manager on the site. Another good resource are the people at the UCSF kayaking program, just along the creek. Talk to them, they are a good neighborhood resource and very friendly.
d. Finally, the smaller a property is, the higher the price per square feet. The appeal of these buildings is that you can also find quite large units, 2 and 3 bedrooms, which are not easy to find in South Beach and Mission Bay. Also, the HOA's are lower than in the amenities buildings.
Over all, I have not seen condos in any Signatures Properties sitting on the market for too long. They have nice finishes and layout, they are well located and they seem to be favourites with buyers.
At the end it is a personal decision.
I hope this helps.
Alina Aeby- Broker Associate
Pacific Union International
It's hard to call it a success or a failure at this point - the area is still developing and even when most of the construction is complete, it'll still take years for the neighborhood to develop it's character.
While there was some stagnation with the rate of progress, I think things are beginning to pick up - we're seeing new residential projects come online; particularly in the Rincon Hill area - and this bodes well for development in Mission Bay.
The people that I know who live and work in the area seem to enjoy it. Obviously, it has a long way to go before it becomes a living, breathing neighborhood, but I've heard people rave about the weather, the waterfront access and the transportation.
Let me know if you'd like any further information and I'd be happy to help.
Better Homes & Gardens/Mason-McDuffie Real Estate
2200 Union Street
San Francisco, CA 94123
The student housing at Mission Bay is very nice and convenient for UCSF students. The new campus is attractive, with a grassy lawn, artwork, a state-of-the-art gym and more. The housing is new, the rent is competitive, and the rooms are spacious. It has a dorm-like atmosphere, so there are plenty of opportunities to socialize within the building. Parking in the area is decent and there is easy access to highways.... more
Outside of the UCSF campus is not attractive. It is full of warehouses and concrete, and it is not safe to walk around alone at night. Travel to other parts of the city can take a while. There aren't many restaurants, nightlife or shops in the immediate area (though that is starting to change!)... more
Indeed it certainly is a great investment. The growth in Mission Bay is amazing if you look at the businesses surrounding that community. It encompasses the biotech companies, UCSF to name a few. With todays rental market and the cost of money - your intended purchase for Madrone would already be a positive investment. Good luck and if I could be of any assistance, please do not hesitate to reach out. Cheers~ Rita@VanguardSF.com... more
In SF, it is usually customary for the seller to pay for both county and city transfer tax. There are no county transfer taxes in SF and the city transfer taxes for a $875K property would be $6.80/thousand. In your case, it would total $5,950. So it sounds like the builder does not want to pay the extra $950? You might want to ask them about that and see if they have their numbers correct or not.... more
The best way to answer this question is to say...it all depends. First, an agent/Realtor cannot legally give financial advice. I am a former coop owner in Manhattan and did pay a transfer tax when I sold it 3 years ago. I would recommend calling a local agent or tax professional there in New York. If you need a referral for either, I would be happy to help.
Here is some info I hope you find helpful:
New York State imposes a real estate transfer tax on conveyances of real property or interests therein when the consideration exceeds $500.
Tax is computed at a rate of two dollars for each $500, or fractional part thereof, of consideration.
An additional real estate transfer tax (sometimes referred to as the "mansion tax") of 1% of the sale price applies to residences where consideration is $1 million or more.
Who pays the tax?
The tax is paid by the grantor (seller). However, if the grantor doesn't pay the tax, or is exempt from the tax, the grantee (buyer) must pay the tax.
The additional 1% real estate transfer tax is paid by the grantee. If the grantee is exempt, the grantor must pay the tax.
File and pay tax
File Form TP-584, Combined Real Estate Transfer Tax Return, Credit Line Mortgage Certificate, and Certification of Exemption from the Payment of Estimated Personal Income Tax, with the county clerk where the real property being transferred is located. The form is due no later than the 15th day after the delivery of the deed or similar legal document.
If the deed or document isn't being recorded, file Form TP-584 and pay any tax due directly to the Tax Department no later than the 15th day after the delivery of documents.
Best of luck to you!
Why is Trulia asking about "crime and safety" ?? Doesn't Trulia know that real estate agents aren't required to provide this? Can we say "red lining" boys and girls??? No wonder know one answered this, we can't.... more
Unfortunately, Mission Bay and Mission are different neighborhoods in San Francisco.
Mission is located between Noe Valley and Potrero Hill, and you are correct in that it has a ton of bars and restaurants, some of the best in the city: http://g.co/maps/sf978
Whereas, Mission Bay is located south of SoMa, is not a terrible area, but less dense, more commercial, and a bit more stale than The Mission District. http://g.co/maps/qzrfm... more
The added noise may not be as bad as you expect. I know around here, especially at night when there's less traffic and people in bed, the trucks typically leave the station with only the lights flashing and no sirens. Also, how many calls do they get or are they expected to get on average? Whats the average response time from the current station? If the new stations will greatly improve the response time, it maybe possible that the are could end up being more desirable.
Also having a new station close by could also reduce your homeowners insurance as response times are quicker so there's a better chance for less damage. It's something you have to ask about though they wont automatically lower it.... more
What is your question exactly? If you are thinking of buying, then you need to find a Realtor to work for you as a buyer's agent. He/she will be able to research the property you're referring to, and do a CMA to see if it's priced fairly. If you need the name of an agent in your area, let me know!... more
Hi, Just FYI Trulia is not run by agents, agents participate here. If you need a rental agency your best bet is to check online and call whoever you feel comfortable with in your area :o)
My good friend, Mark Choey specializes in properties in SOMA, South Beach, and Mission Bay. And especially condos. He told me that the market in those areas are still strong despite the national weakness. Especially premium properties, well staged, are getting multiple offers. He can provide so much more specifics and comps (he's closed on a number of transactions this month). His contact info is at:
He's a great guy, and I highly recommend him.... more
Seventy-five bucks per square foot!
Once you get started, oh it's hard to stop. Cabinets, but not counters and backsplash? What about the bathrooms? How are the windows? Interior doors? Plumbing? Paint is nice, but do we need to do any wall repair, replace any trim?
Hope that helps,... more
Find a different agent. Incentives are usually better with new homes these days. If you need help let me know. You can still look on Realtor.com you can also check out http://www.sfnewdevelopments.com/.... more