Home Buying in San Francisco>Question Details

Heidi White, Home Buyer in San Francisco, CA

Hi, I am doing some research on Lower Pacific Heights homes. Just curious what people think is the best value of the following 2 homes:

Asked by Heidi White, San Francisco, CA Tue Apr 2, 2013




The 1st one sold at $2,060,000 while the 2nd sold at $2,200,000. Both are within a block of each other.

Help the community by answering this question:


There is more value, for me, in the Buchanan St Property. The outdoor space, more efficient use of the square footage, property condition, a much larger lot, and $140K more in the buyer's pocket.

Oggi Kashi - 415.690.3792 direct
Broker Associate, Paragon Real Estate Group CA DRE 01844627
All data from sources deemed reliable but subject to errors and omissions, and not warranted.
Web Reference: http://www.oggikashi.com/
0 votes Thank Flag Link Tue Apr 2, 2013
Value is one of those funny words. On the one hand, Webster would be the better value since someone was willing to pay $140,000 more for it than Buchanan. On the other hand, with Buchanan you get a home with similar specs for $140,000 cheaper. So understanding what value means to you would be helpful.

But then as Lizete says these are two very different homes despite so many similarities. Webster with 3 bedrooms plus an already integrated lower level "office and family room" per the floor plans. Buchanan appears to only have 2 bedrooms in the main house. So these two layouts will be valued in different ways by different people.

The more you dig into each of these homes, I think the more differences you'll find, and therefore the more difficulty in naming one of them more valuable than the other.
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0 votes Thank Flag Link Tue Apr 2, 2013
HI, thank you for your response. I guess does a house with 2/2 in one unit along with a separate studio unit vs a 3/2 family style house more likely to attract more buyers?
Flag Thu Apr 4, 2013

The choice between the two really depends on your individual prerequisites. Here are my takeaways from the two properties :

Both impeccably remodeled in a good location close to shopping, transportation and restaurants.
2005 Buchanan offers a modern aesthetic and reads more as an entertaining home than a family home. There are 2br with an open kitchen/living area that leads out to walk out deck and a separate in-law unit.
1953 Webster is a classic remodel with clean finishes suitable for a family w/ all 3 br on the same level with a small outdoor space.

Let me know if you'd like more insight into the neighborhood.

0 votes Thank Flag Link Tue Apr 2, 2013
Hi Lizete, thanks for taking time out to respond to my question. I appreciate your insights. I just have 1 follow-up though. Generally speaking, which is more "marketable" longer term though. The first unit which you stated is more entertainment freiindly or the family friendly abode. Thanks again.
Flag Tue Apr 2, 2013
They are similar in size, location, and year built, but Webster is much busier in that location than Buchanan is, so what it would come down to is condition, finishes, layout, and views.

However, whatever research you are doing, neither Zillow or Trulia are the best place to do it.

If you are thinking of selling, you want ALL the information of sold properties including off market sales, and if you are thinking of buying you want access to all properties. The best way to do that is to have an experienced, well connected broker with access to off market listings assist you.

We are all that and more. If you'd like to have a no strings consult our contact info is below:

Best Regards,

Lance R. King
Founder-Managing Broker

King Realty Group
Cell: 415.722.5549
Email: lance@king-realtygroup.com
License# 01384425

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0 votes Thank Flag Link Tue Apr 2, 2013
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