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Updated: 2016-12-02T16:03:09-08:00


The High & the Low: SF’s most and least expensive homes this week


Noe Valley says eureka, while the Tenderloin keeps it classy Fridays is time for the High & the Low, a Curbed column chronicling the most and least expensive homes sold in San Francisco in the last seven days. What surprises did the week hold? Looking at the house over at 574 Valley, on the southwestern edge of Noe Valley, back when it last sold in 2014, you might draw the conclusion that it wasn’t trying to impress anybody. Then it sold for $1.32 million. And it wasn’t long before the the R-word (renovation, of course) was heard inside the circa 1909 home’s walls. The results speak for themselves, or at least the payday does: The new 574 Valley sold on Wednesday for more than $4.18 million, just barely less than its $4.29 million 30 days after it listed. In two years, the house picked up three extra baths and more than doubled in size to 4,000 square feet. Note in particular the transformation of the backyard from a slightly scrubby affair to a terraced affair with a drought-friendly minimal lawn. Courtesy T. Okamoto & Co And the least-expensive home to change hands in the city this week was in the Tenderloin, located at 631 O’Farrell inside the Hamilton (a 1930 building, which, if nothing else, is the clear winner of the Tenderloin’s Greatest Lobby award). There, a little studio on the sixth floor with alcove bedroom and oddball trapezoidal arches managed to hold out at $460,000. Which not only might be one of the single cheapest market-rate homes we’ve seen all year, but is even $19,000 less than the original list price from back in June. Next time you’re sweating the price of a home in San Francisco, quietly thank the Tenderloin for at least tugging the median a little bit in its direction. Vanguard SF 574 Valley Street [Realtor] 574 Valley Street, 2014 [Trulia] 631 O’Farrell Street, #610 [Realtor] [...]

Yves Béhar elevates the co-working space with his latest concept


Esteemed designers open Canopy, a stunning shared workspace in Pacific Heights “We wanted to create something we call ‘work nirvana,’” says Yves Béhar, “which means being able to walk to work.” The famed designer, along with Amir Mortazavi (co-founder of M-Projects) and Steve Mohebi, opened Canopy (2193 Fillmore) this year, a new shared working space in Pacific Heights that aims to bring the office closer to home. While you won’t find a foosball table or hacker competition here, you will discover a reinterpretation of the shared workspace with a heavy dose of chic. “We realized that in [Pacific Heights], there’s no place to go if someone wants to have a two-person or four-person meeting,” says Béhar. ”They’d have to drive downtown to find co-working space, which can be a 30-minute drive. Longer if you need to head to the Valley.” The space, located one floor above the fray of Fillmore Street, had been empty for 30 years. It started out as 16 different rooms with sheetrock and halfpipe everywhere. While most of the space has been rebuilt and opened up, all of the fenestration is intact and reinforced, with some additional windows added to give it a Parisian effect. It pairs perfectly with the tony neighborhood. While touring Canopy, the first thing we notice are the linear horizontal lines—lines that you can see through the steel and glass partitions, as well as the reveal in the drywall and in the baseboards. Canopy (pardon the pun) lines up together. Triangulation is another one of the space’s geometrical themes, which can be seen on the spectacular modular 1960s Alexander Girard coffee table reissue and the Health Ceramics tile work on the kitchen and bathroom walls. Even the hand-cut custom flooring boasts an impressive chevron pattern. Shades of purple and grey dominate the space, but the real ingénue is the natural light that floods Canopy. The skylights, for lack of a more profound term, provide the biggest gasp. Looking like freshly opened ceramic blossoms, they bathe the space in natural light. But they do more than provide diffused illumination; made with high density foam, the also cleverly function as sound abatement devices. A refreshing change from the ugly sound panels too often found in restaurants and office spaces. The furniture is also a thrill to the touch. The couch, a Don Chadwick reissue from the 1960s, has been updated to feature and USB outlets. Which pairs nicely with the ultra-plush Joe Colombo reissue chairs whose blobby beauty hint at Canopy’s organic themes (like the aforementioned skylights, as well as the kitchen area’s chandelier inspired by the brugmansia plant.) Béhar also features his line of furniture around Canopy, Public Office Landscape available at Herman Miller. The first of its kind in the neighborhood, Béhar and his team hope to expand the concept to other San Francisco neighborhoods. Cole Valley, Russian Hill, Cow Hollow, and Noe Valley, just to name a hopeful few. But for now, their focus is only on Pacific Heights. As for Canopy’s clientele, it’s a sundry of assorted types who all come to work there—nonprofits, “solopreneurs,” a handful of finance types, wine industry workers, and more. In fact, there are only a couple of tech-oriented businesses art Canopy. Available rentals range from single desks to private offices and five- and eight-person conference rooms. Canopy members will also enjoy a fully stocked kitchen of local goods including cold pressed juice on a Juicero Press (designed by Béhar), Sight Glass Coffee, Pique Tea, and catering from Jane. Membership starts from $650 monthly for a shared table to upwards of $4,000 monthly for a private office. Canopy cofounders Amir Mortazav, Yves Béhar, and Steve Mohebi. 12 of Y[...]

Final results: How San Francisco neighborhoods voted


Phenomenally unpopular with SF voters, Trump enjoyed some pockets of support Right after Election Day, Curbed SF parsed which neighborhoods in San Francisco cast the most ballots for President-Elect Donald Trump. But that’s a potentially misleading statistic. Although the final results (released on Thursday) show that more than 37,000 San Franciscans voted the Trump/Pence ticket, that’s only 9.23 percent of ballots and well less than three percent of the city’s voting age population. So, even where Trump is popular in San Francisco, he’s phenomenally unpopular. In fact, the larger SF-Oakland-Hayward area was the most staunchly pro-Hillary Clinton, anti-Trump political hot spot in the entire country. But for the curious, a Trump density map prepped by political consultant Jim Stearns, and featured in the San Francisco Examiner, lays out the concentration of contrarians: Courtesy Jim Stearns Again, even in those neighborhoods where he did the best, Trump got relatively little support. Voting district 9723, in the wealthy area around Lake Merced, had the highest density of Trump boosters, but that still only comes out to 96 votes, versus 263 for Clinton. The overall trend more or less corresponds to what we observed the day after the election: The president-elect is less unpopular on the city’s west side and particularly the southwest side, while enjoying some slender support in places like Pac Heights, the Marina, and Sea Cliff. (Also one smidgen of support in tiny precinct 7512 near Alamo Square, where Trump picked up 71 votes to Clinton’s 586.) In no neighborhood was Trump anywhere near a favorite, which is hardly a surprise. The San Francisco neighborhood that cast the most Clinton votes: precinct 7646, which comprises almost all of Mission Bay and laid down 1,680 Clinton/Kaine votes out of 1,893 ballots cast. Joseph Sohm / Interestingly, a little over 2,000 San Franciscans wrote in Vermont Senator Bernie Sanders for president. Sanders suspended his campaign before California’s June primary. The neighborhood still feeling the Bern the most: precinct 7619, a patch of SoMa east of South Van Ness and west of 8th Street, where Sanders received 15 votes. And in absolute, definitive last place in the city’s presidential contest: Socialist Equality Party candidate Jerry White, who got five votes citywide: one in Hayes Valley, one in the Tenderloin, one in the Castro, and two in the Outer Richmond. SF Voted Trump In Southwest [Examiner] Bay Area Voted Hillary by Largest Margin [San Francisco Magazine] 2016 Election Results [Department of Elections] Where Trump Did Best In SF [Curbed SF] [...]

“Full House” creator bought the “Full House” home


With plans to redecorate it to match the cloying sitcom of note Back in August, the house at 1709 Broderick, which served as the facade of the Tanner home on the cornball but much beloved ABC sitcom “Full House” (and its 2016 sequel on Netflix), sold for $4 million. (Which we noted at the time was a hair below its asking price.) The name on the deed was an anonymous LLC, but it turns out that the man behind that mask was none other than Full House producer Jeff Franklin. His motive, as he told the Hollywood Reporter, was the same as that of the fans who still assemble to take selfies in front of the designer home from 1883: TV nostalgia. “I’m sentimental about the house,” Franklin told HR. Four million dollars must buy a lot of memories. He’s so sentimental, in fact, that he says he’s even going to redecorate to match the TV sets, doing away with the work of its former owner, decorator Courtney Hayden Daniels. Despite all of this attention, the three bed, three and a half bath Pac Heights Victorian had relatively little to do with the program that made it so famous, serving only as the occasional establishing shot while the show filmed on an LA stage. But so potent is the mojo of TV magic circa 1987-1995 that even the guy behind the show feels swept up in it. Franklin evidently plans to rent the home, noting “it would be a shame to let it sit empty.” Previously it was on offer for $14,000/month. Franklin wants something less like this... Franklin himself doesn’t need new digs, as he lives in a Beverly Hills mansion with a 15-car garage, six bars, two swimming pools, five aquariums, and an “Elvis museum.” “You can thank John Stamos, Bob Saget and the Olsen twins for this house,” he told Architectural Digest in 2010. Presumably, that goes double for his new place. Courtesy Netflix ...and more like this. Full House Creator Purchases Tanner House [HR] Full House Home Sells Under Asking [Curbed SF] Rent Full House Home For $14K [Curbed SF] A Dream Reimagined [Architectural Digest] [...]

What’s on your 2017 San Francisco development wish list?



Tell us what you really want

Cranes remained the official city bird of San Francisco in 2016. SoMa and Yerba Buena played host to the biggest construction projects (Central Subway and 181 Fremont, just to name two), but other areas of the city also felt much-needed growing pains.

And 2017 promises to add even more to the city’s skyline. Additional market-rate housing will pop up around the city. The navy base at Hunters Point will undergo a major transformation, with London-based architect David Adjaye signed on as master planner for the Shipyard’s phase two.

The impending 18,500-seat Chase Center in Mission Bay, which will play home to the Golden State Warriors, should break ground any moment now. What with AT&T Park right up the street, it will create a major-league sports corridor in the area.

What about you, Curbed readers? What do you hope for as development moves forward in San Francisco? Inventive and necessary ideas like modular housing for the homeless and or more market-rate? Condos with innovative and creative designs? Perhaps a more focused, clearly communicated transit growth plan? More Saitowitz? Or maybe something big, something wild we haven’t thought of yet.

Let us know what you want to see come 2017.

Curbed Comparisons: What $3,000 rents you in San Francisco right now


From Venus to the Flower Mart, five potential homes for your amusement Welcome to Curbed Comparisons, a regular column exploring what you can rent for a set dollar amount in different neighborhoods. Is one person's studio another person's townhouse? Let's find out. Today's price: $3,000. ↑ Apartments described as “cozy” are usually studios or, at best, tiny one bedrooms, but here’s an advertised “cozy two bedroom apartment” in the Inner Sunset, right at 17th and Lincoln. And, yes, from the looks of it, that’s a fair estimation when accounting for this place’s one slightly narrow general use room and mildly rustic vibe. No pets allowed, but at $2,999/month it’s technically a discount. ↑ For the technically lower price of $2,999/month, you can also get a one-bedroom apartment in none other than the enormous Trinity complex at 1190 Mission in SoMa. Although the full spread of the complex is still technically under construction, the completed buildings are renting their utterly modern homes now, ceramic floors and all. This will also potentially make you one of the only people in the city who can see the Lawrence Argent-designed Venus statue in the courtyard. No pets here either. ↑ Speaking of modernity, although this building in the Richmond dates back to 1924, the interiors of the single bedroom, $3,000/month apartment upstairs are pushing the boundaries of the all-white interior. Judging from these photos, when the morning sun teams up with the polish on the wood floors, it results in a downright heavenly glow. Strike three for pets, though. ↑ The narrow, gorgeous facade of this 1911 Edwardian building in Lower Nob Hill, on the other hand, savors its color scheme, and the one bedroom apartment is muted but tasteful, with the advertised remodel sparing the french doors, pedestal sink, and stained glass in the built-ins. It’s $3,000/month even, and another pet-free building. (Doggone it.) ↑ Finally, if location really is the be-all and end-all of finding a home, this live/work loft right next to the SF Flower Mart will soon beat all, perfectly triangulated between South Beach, SoMa, and Mission Bay. The price is $3,000/month, and they even allow cats—after all, somebody’s got to. Hundreds gather at Golden Gate Park for World AIDS Day gathering [KTVU] National AIDS Memorial Grove [SF Parks & Rec] [...]

Former Berkeley home of Admiral Chester Nimitz asks $1.9 million


For the first time in 48 years, 1925 Spanish-Mediterranean returns to market I-880 freeway namesake Admiral Chester Nimitz, more noteworthy for being Commander in Chief of the United States Pacific Fleet during World War II, retired peacefully in this Spanish-Mediterranean gem in the Berkeley Hills. Riddled with gorgeous, untouched interiors and accents, it’s now back on the market. Built in 1925, it features five beds, four baths, and 3,308 square feet. Among many period details, the home’s arched doors and windows are particularly lovely, with the flower crown over the front door being a whimsical touch. First time on the market since 1967 (although it was listed and then delisted in 2010), it has been gently renovated over the years. A wonderful look into the past. The tile work in the bathroom, yellow with Spanish detailing, will make you regret any and all antiseptic renovations. Asking is $1,995,000. [...]

SF rents close 2016 on a downward trend


Price decline beats last year’s dip If your big holiday wish last year was lower rent this year (and, let’s face it, it should have been), we can now confirm that your dreams have finally come true. In their last national rent report for 2016, apartment site Zumper estimates that San Francisco’s median market rent (based on their own listings) rounded out to $3,330/month for one bedrooms and $4,500/month for two bedrooms. Competitor ApartmentList provides their own medians of $3,390 and $4,570. RENTCafe won’t release their November estimates until later this month, but they most recently recorded a median of $3,399, which corroborates other reports. curtis RentJungle (also a month behind) projects $3,373 for one-bed apartments. Trulia, which tends to offer a lower figure than other sites, guesses $2,300. Rental site Abodo only reports on those markets with the largest spikes and drops in a month, which didn’t include San Francisco this time around. But statistics wiki Numbeo lists $3,358 as the average rent for most one bedrooms in the city, and cost of living site Expat says $3,404. The good news is that almost all of these figures add up to a year-over-year decline, ranging from 0.5 to as much as 6.8 percent. (The big exception is RENTCafe, which shows a 0.8 percent hike. But we can hold out hope that their November/December figures might push that down.) In fact, hopping aboard the WayBack Machine, we’re now $60 cheaper than Zumper’s December 2014 average for one-bed pads and $150 for two-bed apartments. That seems to be a fluke, though, as non-Zumper data sets record similar but slightly lower rents two years ago. This would make 2016 only the second-most expensive year for median market rent in San Francisco. Sometimes it pays to come in second. For the record, the U.S. Census estimated that 2014’s actual median rent (including old leases and rent control stock not reflected in the market prices listed on sites like the ones listed above) was just over $1,530/month. Nickolay Stanev December 2016 Rent [Zumper] National Rent Data, December 2016 [ApartmentList] RENTCafe Market Report [RENTCafe] Rent In SF Trends [Rent Jungle] SF Market Trends [Trulia] Cost Of Living SF [Numbeo] Cost Of Living [Expat] US Average Rent, 2014 [Zumper] Rent Monitor, 2014 [ApartmentList] SF Census [US Census] [...]

Mission Rock preps for 100 years of sea level rise


Giants’ development set to go before Bay Conservation commission Monday Voters gave the thumbs up to the San Francisco Giants’ plan to convert a huge swath of parking lot into a voluminous new bay side development last year, but the team and their partners at the Port still have plenty of red tape to run through. On Monday, December 5, the Bay Conservation and Development Commission will consider the latest round of designs for Mission Rock. You can take a gander at the development’s pending presentation here. Note that although some outlets have called the renderings illustrating those slides new, almost all of them were previously available to the public, on a variety of different platforms. More revealing than the conceptual art are the diagrams laying out some specific dimensions and arrangements of streets and parks. Particularly the sections prepping for sea level rise. Like AT&T Park itself, Mission Rock sits right in the wash zone of some of San Francisco’s lowest-lying developed areas—the first to feel the soggy ramifications of climate change lapping at its shores in a few years. Mission Rock’s most densely developed areas will be elevated an extra four feet to keep their heads above water during particularly violent tides. And take note of the particularly revealing slide labeled “Living With The Bay,” illustrating that the lowest areas closer to the waterfront will simply be designed with regular flooding in mind, using FEMA projections for the year 2100. Mission Rock Review [BCDC] Mission Rock Introduction [BCDC] Prop D, 2015 [Ballotpedia] [...]