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Civic Center : Real Estate Advice

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  • Home Buying1
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Activity 8
Tue May 19, 2015
Lizete Santos answered:
Mrs. Hill,

This property in particular is a condo.
TIC's are commonplace in SF and should be considered on a case by case basis. A TIC agreement is important as it delineates the percentage each owner owns/occupies.

Condos differ from TICs in that condominium agreements are recorded while TIC agreements are not. TIC agreements are unrecorded because under state and local law, recording them creates illegal subdivisions.

Another difference between TICs and condos is the tax assessment assignment. Condos get their own tax assessment and bill, while TICs are assessed and billed as apartment buildings so there is only one bill. Succinctly it’s divided amongst the owners based on there ownership percentage.
Financing is either group or fractional and is offered by portfolio lenders (Sterling Bank) and rates are slightly higher than conventional financing. I recommend only considering properties where fractional financing is in place as this is the least risky.
Let me know if you have any further questions.

Regards,
Lizete Santos | Broker Realtor
McGuire Real Estate
M: 415.606.5053
lsantos@mcguire.com
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Sat Jun 21, 2014
Ryan Rudnick answered:
Like the other answers say, many people have varrying opinions of different neighborhoods in SF. My favorite site for crime reports is http://www.crimemapping.com/map/ca/sanfrancisco. Check it out and see what types of crimes have been reported recently in the area.

Personally, I feel the neighborhood is pretty safe, but there is quite a bit of homelessness around there, and it's definitely more of an urban feel than some other parts of the city. 83 McAllister is a great building. I actually almost bought a place there once myself, so have toured it extensively.

I'd be happy to help if you have any more questions about the area or the building itself.

-Ryan
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Sat Sep 8, 2012
Franzduff answered:
I have been living at McAllister and Van Ness for three years. 1st drawback - No parking. There is ample public transportation but I prefer my own car and had to give it up.
2ND Lots of homeless. You have to have a heart of stone not to be moved by seeing human beings sleeping exposed to the weather.
3rd It is BUSY year round. If there is any event chances are they begin or end at the Civic Center.
4TH No grocery shopping within walking distance.
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Sat Mar 3, 2012
brian94103 answered:
You definitely need to be home by 6:00
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Sat Dec 3, 2011
Rob Regan & Ciara Piron answered:
It depends. How much is your condo worth? How much is the new condo you are considering? What are your property taxes now? How much are your HOA dues now? How much are the HOA dues at the new place? Lastly, do you pay for parking now, and if so how much?

With these numbers you can calculate your monthly savings, and then see how long it will take before that savings pays for your transaction costs. Most likely it will take a number of years before this move pays.... but it all depends on your particular situation.

Also, while the agent from Ocean City doesn't realize we have almost year-round air conditioning in San Francisco, she has a point that sometimes your PG&E bill can vary greatly from one place to the next. For example, if your HOA's include heat, or if one of the two places isn't well insulated, and the other place is. Or you face south now and have double paned windows so your place is always warm, but move to a north facing unit with single paned windows. These kinds of costs can add up.

Property taxes are another tricky one - if you purchased long ago you may discover your new taxes are significantly higher. But if you purchase in 2004 or 2005 you might find your new taxes are low (since they will be based on your new purchase price.)

Lots to consider, so you should contact a local agent to get help crunching the numbers.
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Tue Oct 25, 2011
Trulia asked:
Are home prices in Civic Center going to appreciate or depreciate? What are the current market conditions for buying or renting?
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Tue Oct 25, 2011
Trulia asked:
Is this area safe or dangerous? What types of crimes are committed? Are there any intersections or streets that should be avoided?
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Tue Oct 25, 2011
Trulia asked:
What did you wish you knew before moving here?
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