San-Francisco-Market-Report-Condensed-FINAL.2-August-2020-1
SAN FRANCISCO MARKET REPORT JUNE 2020
SAN FRANCISCO MARKET REPORT APRIL 2020
SAN FRANCISCO MARKET REPORT – MARCH 2020
WHAT IT’S LIKE TO LIVE IN THE RUSSIAN HILL NEIGHBORHOOD IN SAN FRANCISCO.
Living in Russian Hill
Beautiful weather and a lot of wonderful amenities.
I think Russian Hill is one the best examples of a classic ‘San Francisco’ neighborhood; historic buildings, incredible views and a short walk to a variety of restaurants and services.
It is within easy walking distance to the great restaurant & sightseeing neighborhoods like North Beach and Fisherman’s Wharf. And although there are many big tourist attractions in Russian Hill including Ghirardelli Square, Lombard Street, and the Buena Vista Cafe, Russian Hill is also a collection of much smaller and local spots.
Russian Hill is one of a few neighborhoods known for its history of longtime residents whose families have lived in the neighborhood for over a 100+ years. Other examples include: Nob Hill, North Beach, Telegraph Hill and Chinatown.
More than 20 percent of the population is over age 65 with the remainder being a blend of young professionals, first time Condo/TIC buyers and entrepreneurs.
There is a low percentage of families with children. Those hills are steep. You’ll see more strollers in Laurel Village and Presidio Heights. But as elsewhere in the City there are plenty of dogs walking on leashes keeping both them and their owners in shape.
The Powell-Hyde cable car runs down the center of Russian Hill and takes you right down to the front of what’s called the birthplace of the Irish Coffee, the Buena Vista Café.
I lived in Russian Hill for a year. My building was right on the Fisherman’s Wharf outbound cable car line. I ended up loving to drop off to sleep to the rumbling of the cable cars on Washington Street. When I got used to it that is. I had a benchmark of the relative time it was when I heard them stop just after midnight and start up again at 6:30am.
Being the neighborhood in San Francisco with the highest altitude of any other neighborhood, the associated steep hills can either be a monumental challenge for less ambitious pedestrians and cyclists, or exhilarating for those interested in getting a workout whenever they leave the house.
But there are a couple stretches of streets that are flat. Like Polk Street, a block or two on Leavenworth, even a block on Hyde Street at Broadway. Those are the ones that come to mind.
And I feel a mandatory disclosure is how Russian Hill got its name. Russian Hill is named for the Russian cemetery found at the top of the hill by gold rushers. It is one of the original “Seven Hills”.
Right after coming home from UCLA, and maybe 10 years or so after, there was a steady stream of friends visiting. They now knew someone that lived here and had a place to stay! I got to the point that if anyone wanted to go to a tourist attraction like Fisherman’s Wharf, I’d send them off on their own and meet them later for a drink. But people from out of town love those kinds of places.
NEIGHBORHOOD LOCATION
Russian Hill is directly to the north (and slightly downhill) from Nob Hill, to the south (uphill) from Fisherman’s Wharf &nAquatic Park which sit on the waterfront of the San Francisco Bay. And it’s bordered to the east by North Beach on the west by Cow Hollow and the Marina District neighborhoods.
The Powell/Hyde cable car begins at the Powell St and Market St turnaround. It runs through Russian Hill in the north/south direction. It ends at the Aquatic Park turnaround (across the street from the Buena Vista Cafe.
HOME OWNERSHIP
Russian Hill has amazingly beautiful city and bay views from many angles.
The housing inventory leans in the direction of renting opportunities, with less than half being owner occupied homes.
In 2019, the median cost for single-family houses and condos/TICs in the Russian Hill neighborhood was $1.6 million according to the SF Association of Realtors. The sale of Condo/TICs/Coops (108) far exceeded that of single family homes (16). The median number of days a property was on the market in 2019 was 26 days.
Renters pay upward of $3,000+ for a studio/1 bedroom, and as much as $6,000+ for a two-bedroom apartment/condo.
Between Hyde St & Leavenworth St, are examples of houses that are relatively secluded yet still close to the action.
SHOPPING/EATING OUT
Ferme à Papier carries designer Cat Seto’s hand-illustrated planners, art prints, stationery and more.
Belle Cose and Molte Cose is the place to go if anyone is hunting for vintage goods and off-beat new items. Until recently, the two shops were connected. Due to mandatory building retrofit to begin sometime this spring, the two shops are being downsized temporarily into one store. Sad news they have to limit their inventory, good news is they are still going to be on Polk St btwn Broadway and Pacific. where tote bags are stocked alongside retro barware.
Russian Hill Bookstore is the independent bookstore every historic neighborhood needs.
In addition to new and used books for children and adults, the shop sells vintage sheet music that I’ve seen framed as wall art. Note: they buy books too.
Saint Frank Coffee Sunny, bi-level neighborhood coffeehouse where you can get flights of coffee to experiment and there is plenty of room to get some work done. It stands out that the interior is styled minimalist ‘Scandinavian-inspired’.
Cheese Plus Is definitely “plus”. In addition to gourmet cheese and cured meats, there are also amazing specialty sandwiches. And while you wait poke around the selection of quince paste (I’m told it’s very good), honeycomb, crackers and more.
They also have a side window where you can get breakfast in addition to a broader selection of take-out. They make a wicked breakfast sandwich!
Union Larder And speaking of cheese, I think the Union Larder on Hyde St is wonderful. They have a huge wine and beer selection and I found the staff to be very helpful in the selection of wine and food pairings. The menu includes cheese, charcuterie, small bites and entrées. Pay special attention to anything billed as house made.
Russian Hill Nightlife
Although there is some low-key nightlife, it’s primarily a quiet but busy neighborhood with an upscale vibe. But there is always Bimbo’s at the north end of Columbus Ave. It’s been there since 1951 and has retained a lot of it’s ArtDeco design elements. It specializes in live rock and jazz shows and lot’s of music history remembered (or not) there.
THINGS TO DO IN RUSSIAN HILL
There are a million things to do in San Francisco. And you can find them all in a guide book. But here is a call-out to a few of them that are Russian Hill specific:
The San Francisco Art Institute: Visitors can explore portions of the Chestnut Street campus. In the Diego Rivera Gallery, a mural by this very well-known Mexican artist covers one entire wall. Rivera both started and finished the work, titled The Making of a Fresco Showing the Building of a City, in May 1931. New projects by SFAI artists are also displayed in the space. Other public areas include a courtyard, a café and a rooftop patio offering stellar views of Alcatraz, the bay and more.
Swensen’s Ice Cream: Is the first store to open in 1948 at the corner of Hyde and Union streets. Swensen’s is now a worldwide chain with more than 300 ice cream shops, but the original location still feels like a family-run ice cream parlor. Its corner sign is a neon beacon of nostalgia, and the wood-paneled interior and all-white staff uniforms reinforce the theme. The menu includes modern flavors such as green tea and lychee alongside standbys like rocky road. Grab a cone or cup to devour right away, or take home a hand-packed pint or quart to stash in the freezer.
Life in the neighborhood during the 1970s was used as inspiration for the fictionalized series Tales of the City by Armistead Maupin. Does anyone remember when it was originally run as a serial in the Chronicle?
Macondray Lane can be found mid-block on Jones St between Union & Green. Start at the wooden trellis & street sign on the east side of Jones Street and continue walking & stair climbing east down to Taylor St. Francisco St.
Lombard Street: Because of all the well-known tourist attractions and given it’s huge volume of visitors in a very small space, I think this might be one of the most popular tourist visits in the City and considered by some as a ‘can’t miss’.
Between Hyde and Leavenworth this block with it’s brick-paved switchbacks provides a classic San Francisco photo op.
Everyday cars snake their way down what is commonly referred to as the world’s most crooked street (it’s not, it’s the 2nd) dodging the boldest photographer who jockey for prime photo positioning between vehicles
The congestion is considered so bad that the San Francisco County Transportation Authority has been allowed to test a $10 toll and reservation system.
The #1 “crookedest street in the world” is actually Vermont Street, in the Potrero Hill neighborhood of San Francisco on the other side of town.
Fun Facts:
The #1 “crookedest street in the world” is actually Vermont Street, in the Potrero Hill neighborhood of San Francisco on the other side of town.
Based on the view from the window, Admiral James T. Kirk‘s apartment seen in the films Star Trek II: The Wrath of Khan and Star Trek III: The Search for Spock was located in the Russian Hill area.
PUBLIC TRANSPORTATION
Buses are easy to come by and the surrounding neighborhoods are within easy walking distance (as long as you’re willing to get a leg workout).
The Walk Score rating is a “Walker’s paradise” with a rating of 98; daily errands don’t require a car Transit = 93. Which is a good thing because parking spots are hard to find in Russian Hill so if you see one grab it.
Walkscore rates bikeability at 63 which is “somewhat” bikeable. But let say you would have to be training for the tour de france.
QUIET SURPRISES
Named after California tennis champion Alice Marble. There are four hardcourt tennis courts located at Lombard St. and Hyde St. The courts offer a view of the bay and North Beach but can be tough to play on windy days. There’s a basketball court located next to the tennis courts.
Perched at the intersection of Vallejo and Taylor streets is a terraced park. It’s very small but makes up for its lack of size with some of the best views around of Alcatraz and Coit Tower. Day or night, it’s pretty impressive.
It’s a quiet place for reading, picnicking, sunbathing, etc…
Vallejo Street Crest Historic District
Small, quiet area with historically significant First Bay Traditional architecture. It has a beautiful park with excellent views & a nice stairway up and down to Vallejo Street and North Beach.
Starting at Jones St. and Vallejo St. walk east on Vallejo to the east dead end. Sit on the banister and enjoy the beautiful view and peaceful grassy knoll. The best part is on Vallejo St, between Jones St and Taylor St. From the Vallejo Street Crest you can continue east down the Vallejo Street Stairway to the Ina Coolbrith Park at Vallejo St. and Taylor St . The sharp Taylor St inclines on both sides of the intersection were part of the famous chase scene in Steve McQueen’s Bullitt movie.
Feusier Octagon House and “Engine House #31
A couple of houses east of Leavenworth St and Green St are two distinctive historical landmark houses. At 1067 Green, the “Feusier Octagon House,” built 1857-1859 which is one of the few remaining Octagon houses in the City. And at 1088 Green, “Engine House #31,” built 1907 right after the big earthquake.
San Francisco Art Institute’s Cafe
A hidden jewel, this cafe rests on the institutes’ roof, and as with so many places in Russian Hill, it has absolutely spectacular views of the Bay and the City. They serve breakfast, lunch and dinner that include vegetarian and vegan options. Outdoor seating is available. Just make sure you call in advance; hours vary, and the cafe is only open when school’s in session.
Tucked away in the southeast corner of Francisco St. and Hyde St. this building is usually open to the public and has a reading room and small shop place to buy Scandinavian snacks. The balcony gives great views and a feel for living on Francisco Street.
COMMON ARCHITECTURAL STYLES IN RUSSIAN HILL
Russian Hill has a broad range of architectural styles.
From unrestored Edwardian units to massive traditional mansions, mid-rise and high-rise apartment buildings, and everything in between.
Edwardian – You can identify Edwardian homes most obviously in that they don’t feature the typical elaborate trim and ornate features of a typical Victorian.
OVERHEAD IN RUSSIAN HILL
”I’m moving here!”
COMMUTE TIMES
Depending where you are going, and how you plan to get there makes the biggest difference to how long it would take to get there.
Russian Hill is on the north side of the City and not as centrally located geographically.
Approximate Commute Times
Financial District 5 mins by car
South San Francisco 35 mins by car
Silicon Valley 75 mins by car
If you have any questions about Russian Hill, any other neighborhood or are interested in more specific buying/selling updates, please feel free to Email or Text me at +1 415-215-7154
WHAT IT’S LIKE TO LIVE IN THE CORONA HEIGHTS NEIGHBORHOOD IN SAN FRANCISCO.
Living in Corona Heights
Corona Heights is a small, affluent neighborhood built into a large hill with quiet streets that surround Corona Heights Park. Even though there is no central ‘downtown’ location, neighbors and people walking across the hill connecting the north and south side of town are often walking around the neighborhood.
According to Niche.com, Corona Heights “is one of the best places to live in California”. Nothing like being understated.
The Corona Heights neighborhood is mainly residential, but the nearby neighborhoods of The Castro, Duboce Triangle, Haight Ashbury and Cole Valley offer great shopping, restaurants, coffee shops, bars, The Castro Movie Theater and public transportation.
Many streets are narrow, steep and quiet. Walk Score rates it at Corona Heights at 93 out of 100 for walkability. The score is based on the proximity to services, restaurants and stores. However the neighborhood has mainly steep hills, you’d need to be very motivated, and in good shape to walk to do your errands.
A huge advantage of the high elevation of the neighborhood is that many of the homes have amazing views of the City and the Bay. I’m sure they exist, but I’ve seen a house or condo that didn’t have some kind of a view.
There’s easy access to The Randall Museum, large grassy spaces, BBQ pits, tennis courts, fenced-in off-leash dog run, children’s playground and hiking trails against a backdrop of incredible city views.
Fun Fact:
After years of quarrying a large percentage of the hill is barren with the terracotta red “chert’ bedrock and is clearly visible on the hilltop.
For those with an overwhelming interest in rock formations, Franciscan chert “is formed from the tiny silica shells (0.5-1 mm) called Radiolaria.” It’s only found where there was a deep, open ocean.
So, what is now the Corona Heights neighborhood is the result of when SF was under deep water for a very looooong period of time!
NEIGHBORHOOD LOCATION
Corona Heights is bounded in part by Flint Street on the east, Roosevelt Way to the north, and 16th Street to the south.
It’s location is a huge convenience for anyone working across any bridge and down the peninsula.
Corona Heights is surrounded by neighborhoods like Cole Valley and Haight Ashbury to the west, NOPA to the north, Duboce Triangle to the east, The Castro and Eureka Valley to the south.
Walk west and you hit Buena Vista Park, the oldest park in San Francisco. Walk to the south and you walk through The Castro to Eureka Valley. And in the east, you’ve got the Duboce Triangle with its pretty Victorians, restaurants, grocery stores and another dog park. And this dog park is a nice size with, in my experience, friendly dogs, however it’s not enclosed and gets really muddy after it rains.
The unique Corona Heights Park takes up a large portion of the area at the neighborhood’s northwestern edge.
Corona Heights micro-climate is primarily sunny and the fog typically stops at Twin Peaks. But be warned, the summit of Corona Heights Park can be pretty windy. But the view is definitely worth it!!
Fun Fact:
The Corona Heights neighborhood was literally carved out of a rock quarry active in the late 1800 – early 1900s.
The quarry was owned by two brothers who were notorious for their lousy workmanship, not paying their workers, dangerous work conditions and sub-standard brick production. The rock blasting was known to injure people and caused homes to collapse.
It’s said that the man who shot and killed one of the brothers because he was owed back pay was acquitted because the jury were so sympathetic to his motivation and the brothers were so disliked. The quarry and brick factory closed down shortly after and residential buildings took over.
HOME OWNERSHIP
Corona Heights is a very pretty and quiet neighborhood. The average age range is a very broad mid 30 – 50s. Like nearby Cole Valley there are plenty of younger and older residents who also enjoy the Corona Heights lifestyle.
The housing inventory is about half rentals and half own occupied homes. There are about the same number of single family homes and condos and TICs (Tenancy in Common).
In 2019, the median cost for single-family houses and condos/TICs in Corona Heights was $2.475 million according to the SF Association of Realtors. There were only 8 single-family homes available in 2019. Naturally all sold with a median of 16 days.
Renters pay upward of $2,500+ for a studio, and as much as $5,000+ for a two-bedroom apartment/condo.
SHOPPING/EATING OUT
Even though Corona Heights is just about only residential, there is easy access to the Cole Valley three block commercial strip along Cole/Carl Streets and the Upper Market St/Castro’s many restaurants, cafes, coffee houses and stores. Including:
Cole Hardware – More than a hardware store, it’s a key element of the neighborhood. This family owned business sells everything from hardware (of course) to stamps. And a whole lot in between.
Luke’s Local – A neighborhood grocery store with a large variety of fresh, cooked and semi-cooked food. Their daily fresh soup is always a treat! And I hear good things about their catering. Rumor has it that they are going to open another store in the Cow Hollow neighborhood. Speculation is on Union Street.
Coffee Houses – There are so many and they range from full cafe meals at La Boulangerie de San Francisco to a small selection of pastries like the Wooden Coffeehouse and their divine chocolate croissants and they have a monthly stand-up comedy show.
Cafe Cole Cafe Reverie – Cash Only La Boulangerie de San Francisco Peets Wooden Coffeehouse
Kamekyo – A friendly neighborhood sushi bar. An understated spot with a high-end menu and supposed to be very good. I haven’t been there yet.
Zazie – A casual neighborhood French-inspired bistro that serves dinner and an insanely popular brunch. Zazie’s also has that rarity in SF of a wonderful garden patio where your dog is welcome. And it’s heated no less. One of the biggest distinctions that stands out for me is that Zazie is a no-tip restaurant. The entire menu’s pricing is all-inclusive. When was the last time you didn’t have to figure out a tip or being told how much it should be?
THINGS TO DO IN CORONA HEIGHTS
Corona Heights Park
A 15 acre, open space with stunning (can’t think of any other word for it) 360 degree views of Oakland and the West Bay. A hiking trail from the Randall Museum leads to the top of Corona Heights with incredible views of San Francisco and the Bay.
The steps leading up to the peak are not supported by handrails and are a little steep. So watch your step! It takes about 10-15 minutes to hike up to the top.
I’ve read, but haven’t personally counted that there are 90 stair-steps to the top. And the peak of the hill is windy, but there are views of the city of San Francisco from downtown to the Twin Peaks. It’s well worth the effort.
Peixotto Playground: The Corona Heights Playground is located at Beaver and 15th Street, and keeps kids entertained with a large slide, climbing structures, swings, and sand pit. Nearby stretches of grass allow kids to run around, play ball and make up there own games. Nice place for a picnic.
Corona Heights Park Tennis Courts: Open daily, from sunrise to sunset (there are no lights), the two public tennis courts are located on the northeast side of Corona Heights Park (2467 15th Street).
Beaver Street Wall: Located at Beaver Street and 15th Street, you’ll find a rock wall you can climb in the northeast corner of Corona Heights Park – right next to the Peixotto Playground. And, surprise, there is parking.
Off-Leash Dog Run: Noted for offering some of the best views (for a dog park), while your puppy can explore Corona Heights Park on a leash, they also have the added attraction of a fenced-in off-leash area covered in wood chips. It’s located at Randall Field at Museum and Roosevelt Ways and overlooks downtown San Francisco. I’ve read that the large, open hill is approximately 2 blocks long and 1-1/2 block wide.
Randall Museum: From hands-on art and science classes for children and families to local wildlife exhibits, the city is in charge of running this small museum located next to Corona Heights Park.
The main lobby has rotating interactive exhibitions and a “treehouse-themed exploration zone “ that kids can run wild in. The Museum features more than 50+ species of live animals that are on site for kids to interact with. Animal experts lead scheduled guided tours.
Just below the museum, you’ll find the playground at the bottom of the stairs. If you plan on visiting, some parking is available on the residential streets situated above the playground, in addition to a free parking lot at the museum. This parking lot, located at the bottom of Corona Heights Park has signs that warn of falling rocks. Pretty funny in an urban location. I guess unless a rock hits your car!
The Randall Museum Theater is host year-round a number of performances, movies, plays, and lectures.
PUBLIC TRANSPORTATION
Within walking distance are underground Muni lines as well as city buses. And a short distance away is the Octavia St entrance to 101 South and 80 over to the East Bay.
Tech Shuttles also run along Castro St.
QUIET SURPRISES
Cafe Josephine: In the Randall Museum is an unexpected surprise. But not always a ‘quiet’ surprise’. The Randall Museum is a magnet for school children. It offers pastries, sandwiches, salads, and soups with ingredients sourced from organic, local and seasonal resources. It’s a nice change of pace if you’re looking for a new place to sit and hang out.
Golden Gate Model RailRoad Club: Located in the Randall Museum, The Golden Gate Model Railroad Club has made the museum its home since 1961.
Vulcan Steps: Between Ord and Levant Streets, near 17th Street. It’s nearly two blocks long and the gardens surrounding it are maintained by the people who live along them. The gardens are like being in a jungle in some places. The houses on the steps reflect eclectic tastes of their owners. Nearly all of the houses are accessible only on foot. The Vulcan Steps are a perfect way to go over the hill between The Castro and The Haight or Ashbury Park.
Saturn Street Stairs: Located just half a block from the Vulcan Steps and a little over a block long. Like the Vulcan Steps you walk through gardens cared for by the neighbors who live on either side. And like the Vulcan Steps, many of the houses on the Saturn Street Stairs are accessible only by foot. I guess that’s one of the trade offs of living in such a unique environment.
The Purple House: On the north side of the street near the corner of Ord and 17th is a house that cannot be missed. The big Art Deco home has been painted bright, bright purple with accents of turquoise and magenta. Purple is a popular house color in The City!
COMMON ARCHITECTURAL STYLES IN CORONA HEIGHTS
Corona Heights is an unassuming neighborhood with incredible views and a mix of housing styles from Victorians and Edwardian to modern homes, single-family style as well as multi-unit.
Victorian – To call a building “a Victorian” means it was supposed to have been built during the period of Queen Victoria’s reign, specifically 1837 to 1901. However the style was slower to be adopted here in the United States and became popular in SF in the late 19th century for single family houses and the reconstruction efforts after the 1906 earthquake and fire.
Edwardian – You can identify Edwardian homes most obviously in that they don’t feature the typical elaborate trim and ornate features of a typical Victorian.
Modern – San Francisco’s topography, with it’s many hills, sometimes presents unique challenges for new home design. In an article in the Dwell online magazine Architect George Bradley says “The house was designed to complement the challenging triangular corner site and its context,”… .
OVERHEAD IN CORONA HEIGHTS
“Corona Heights Park Summit is my new favorite place in San Francisco.”
COMMUTE TIMES
Like Cole Valley, Corona Heights is located the the center of San Francisco.
Approximate Commute Times
Financial District 25 mins by car
South San Francisco 30 mins by car
Silicon Valley 60 mins by car
If you have any questions about Corona Heights, any other neighborhood or are interested in more specific buying/selling updates, please feel free to Email or Text me at +1 415-215-7154
WHAT IT’S LIKE TO LIVE IN THE COLE VALLEY NEIGHBORHOOD IN SAN FRANCISCO.
Living in Cole Valley
Cole Valley is the smallest neighborhood in San Francisco. It really feels like a small village that is a little isolated (not really) but easily accessible.
I think it’s a ‘real’ neighborhood in the sense that you can pretty much do you errands, eat out, shop all in the immediate area you live. You know the owners/people that work there, and they know you. It even has it’s own Facebook Page Cole Valley, a Not-So-Secret SF Neighborhood
The neighborhood’s central focus is the three block commercial strip along Cole Street and part of Carl Street with more than a dozen restaurants, cafes, coffee houses and stores.
Most of the businesses in Cole Valley are small, independent, usually family-owned, controlled and operated. “Mom and Pop”.
Food and coffee are specialities in Cole Valley. There are more than a dozen restaurants, coffee shops and cafés, some of which attract visitors from around the Bay Area.
Padrecito is considered one of the city’s top dining spots, while Zazie is a magnet for locals on weekends for brunch. The Ice Cream Bar serves up Instagramable creations in a fun, old-timey atmosphere, while Luke’s Local features prepared food specialties and fresh produce.
Tourists frequently don’t recognize Cole Valley as a separate neighborhood from the Haight neighborhood. Or even know where it is. It has a very different vibe than the Haight and doesn’t have the same ‘colorful’ history. As a result, it’s typically not a big tourist draw. And I don’t know anyone that has a problem with that.
You’ll see families, strollers, young professionals, empty nesters and UCSF Medical Center doctors and staff running errands, hanging out at tables in front restaurants, and taking advantage of the variety of products and services at Cole Hardware “Hardware for the soul.”
On Halloween, the strip of Belvedere Street between Parnassus and 17th streets is blocked off as packs of kids gather to show off their costumes and celebrate the holiday.
Another event takes place Easter Sunday in the Cole Valley Dog Park along Carl Street between Clayton and Cole streets, when many people from the neighborhood turn out in full Easter bonnets and other costumes.
For those of a certain age, and haven’t destroyed all their grey cells yet, do you remember “The Other Cafe” on the corner of Cole and Carl? It was a comedy club that showcased up and coming comedians and bands. Through the eighties you could see people like Robin Williams, Dana Carvey, Paula Poundstone, Whoopi Goldberg and many more. All considered local comics at the time. Remember Bob (Bobcat) Goldthwaite? He had (has) this stage persona with this shaking high pitch voice. I always found it very unnerving!
Home Ownership
As mentioned above, Cole Valley is a very family oriented neighborhood. The average age range is mid to late 30s. But there plenty of younger and older residents living the life of community, creativity, urban nature and diversity.
There are a mix of single family homes, condos and TICs (Tenancy in Common) and a large number of rentals.
In 2019, the median cost for single-family houses and condos/TICs in Cole Valley was $2.495 million according to the SF Association of Realtors. It’s not inexpensive because very little typically comes on the market. People who are here are frequently here to stay. Even renters. And it’s location in the center of the city is a huge convenience for anyone working across any bridge and down the peninsula.
Renters pays upward of $2,500+ for a studio, and as much as $5,000+ for a two-bedroom apartment/condo.
NEIGHBORHOOD LOCATION
Cole Valley is surrounded by neighborhoods like the Inner Sunset to the west, Haight Ashbury to the north, Buena Vista/Ashbury Heights to the east, Corona Heights to the south.
Walk north you’ll find the Golden Gate Park’s Panhandle and all the variety of the Haight. The Panhandle is almost a mile (but only one block wide) of lawns, trees, basketball court, playground and walking/running paths to/from Golden Gate Park.
Walk east and you hit the Buena Vista/Ashbury Heights neighborhoods with Buena Vista Park, the oldest park in San Francisco. Walk to the south and you walk thru the Corona Heights neighborhood onto the Castro. And on the west, you’ve got the Inner Sunset with blocks of restaurants representing many different countries and a variety of small stores.
Daily errands can all be done without a car. Largely flat with some not very steep hills so it’s also very bikeable.
SHOPPING
Cole Hardware – More than a hardware store, it’s a key element of the neighborhood. This family owned business sells everything from hardware (of course) to stamps. And a whole lot in between.
Leenie Rae – A boutique and art gallery. , the owner Arlene Cook describes her store as specializing in “casual wear that’s nice and tailored,” as well as “going-out” clothes. Leenie Rae is also a gallery space with rotating exhibits.
Luke’s Local – A neighborhood grocery store with a large variety of fresh, cooked and semi-cooked food. Their daily fresh soup is always a treat! And I hear good things about their catering.
MadKat – A beauty store that is immediately recognizable by the purple awning out front. I’ve found products there that I’ve only seen available online.
Pharmaca Integrative Pharmacy – A full-service pharmacy and “wellness-center”that also serves a resource for natural and organic over the counter medications.
The Sword & Rose – Hidden away in the back of a beautiful courtyard is the Spiritual and Metaphysical shop. “a welcoming place for all people who need help in their many different walks and paths of life and spirituality.”
Tantrum – I love this store. It is loaded with fun, unique toys, clothes, jewelry and lots more.
WHERE TO EAT
Bambino’s Ristorante – Brunch through dinner, the menu is extensive and you walk home with leftovers.
Beit Rima – Moving into the closed Burgermeister space is this second location of Beit Rima, the Palestinian and Jordanian comfort food restaurant.
Coffee Houses – There are so many and they range from full cafe meals at La Boulangerie de San Francisco to a small selection of pastries like the Wooden Coffeehouse and their divine chocolate croissants and they have a monthly stand-up comedy show.
Cafe Cole Cafe Reverie – Cash Only La Boulangerie de San Francisco Peets Wooden Coffeehouse
Crepes on Cole – The menu is extensive beyond crepes. The French toast is always been a safe bet, as are most of the sandwiches.
Finnegan’s Wake – A dive bar (fewer of them around with the price of land). I’m told the Bloody Mary is awesome which you can enjoy on the outside patio out back. And unlike a number of dive bars that I’ve been in, there are plenty of TVs to watch whatever game is on. There’s also a pool table, a jukebox and ping-pong. Note: Cash Only
InoVino – A small Italian restaurant and wine bar.
Kamekyo – A friendly neighborhood sushi bar. An understated spot with a high-end menu and supposed to be very good. I haven’t been there yet.
Kezar Bar & Restaurant – Recently updated with a new chef, updated menu (still has a lot of the classics), and a kids menu, it’s still a fun place to hang out with friends and family and watch a game. Note: Don’t confuse it with Kezar Pub on Stanyan.
Padrecito – Services original Mexican dishes and handcrafted cocktails. Lots of fun.
Say Cheese – A small family owned and operated shop with the specialty cheeses, charcuterie and European wines. And some say the best sandwiches in the neighborhood.
The Ice Cream Bar Soda Fountain – Old style soda fountain and lunch counter that looks like you walked through a time machine to the 1930s. Everything from ice cream to the soda syrups to the sandwich breads are made in house. And if you’re over 21, they also serve wine and beer.
Zazie – A casual neighborhood French-inspired bistro that serves dinner and an insanely popular brunch. Zazie’s also has that rarity in SF of a wonderful garden patio where your dog is welcome. And it’s heated no less. One of the biggest distinctions that stands out is that Zazie is a no-tip restaurant. The entire menu’s pricing is all-inclusive. When was the last time you didn’t have to figure out a tip or being told how much it should be?
THINGS TO DO
Cole Valley is very laid back. People walk the neighborhood, shop in the small stores and hang out in restaurants and coffee shops.
Did I mention it’s a great place to walk? The Cole Valley neighborhood is called a “walkers paradise” by the website Walk Score.
Anyone with a dog is always looking for a place to let them run free or just walk (if they can’t go off-leash) near grass and trees.
The Cole Valley Dog Park is a small, conveniently located green space (with trees). It also provides a shortcut from Clayton Street to Cole Street behind the N Judah tracks..
The only thing is that it’s not fenced in, so if your dog is off-leash he/she better be good at recall.
Of added interest there’s what’s commonly called Wine Wednesdays. It’s informal, weekly and open to regular, infrequent and new users of the park. Alta Plaza Park in Pacific Heights usually has a similar gathering where everyone is welcome. BYOW and some to share.
The free annual Cole Valley Fair takes place on Cole Street between Carl and Grattan Streets.
This fair is produced by local, family owned businesses. Each year it features local artists, handmade crafts, great food, live music and vintage automobiles owned by neighborhood residents. Kid’s events including a bouncy house, balloon animals and face painting. You’ll also be able to take a look at historical photographs of Cole Valley and surrounding neighborhoods.
The specific date for 2020 hasn’t been published yet but it’s typically held in September. A perfect month in the City!
Cole Valley
I really want to point out two things to do. One is Mt. Sutro Forest and the other is Tank Hill. And the reality is I think both of them also qualify as ‘Quiet Surprises’.
Mt. Sutro Forest is 80 acres of wilderness in the middle of San Francisco. However changes are taking place. On the 61 acres that belong to UCSF non-native eucalyptus trees have been/are being cut down and the UCSF plan is to replant with native plants and trees. But there are still miles of hiking and mountain biking trails that are maintained by the volunteer group Sutro Stewards.
Cole Valley
Named after the water tank that was removed in 1957. It stands at 650 sqft and has an incredible panoramic view of the city at the top. Pathways that make reaching the top easier and rocky points that are great for climbing and taking pictures.
Check out Bigler Avenue, an unmarked dirt road between Twin Peaks Boulevard and Belgrave Avenue, which leads to a set of stairs up to the top of Tank Hill.
PUBLIC TRANSPORTATION
As in many of San Francisco’s neighborhoods there are lots of muni line stops conveniently located nearby. The light rail N-Judah, Muni 6, 7, 33, 37 and 43-Masonic that will take you all the way to Fort Mason near the Golden Gate Bridge.
QUIET SURPRISES
Thanks to the documentary “The Wild Parrots of Telegraph Hill”, most people think of these green parrots with red masks as belonging only to Telegraph Hill. But the parrots actually enjoy summering in the southwestern corner of Cole Valley.
On Clayton St., near the intersection with Cole St. and just a short walk up from the N-Judah, you’ll find a row of Victorians and one tiny Victorian. The owners of one of these historic San Francisco homes have created an exact, mini replica of their larger Victorian. Take a book and leave a book.
Tiger House
There is this wild house on Frederick Street near Cole that is painted a variety shades of deep green. And in the center of the facade is a large sprawling tiger peering at you from the jungle.
COMMON ARCHITECTURAL STYLES IN COLE VALLEY
Cole Valley is a mix of single-family houses, condominiums in smaller buildings (often conversions from apartment buildings), and some units in 5- or 6-unit buildings. It was mainly built out in the early 1900s to 1920s, so Edwardians and Victorians dominate.
Victorian – To call a building “a Victorian” means it was supposed to have been built during the period of Queen Victoria’s reign, specifically 1837 to 1901. However the style was slower to be adopted here in the United States and became popular in SF in the late 19th century for single family houses and the reconstruction efforts after the 1906 earthquake and fire.
Edwardian – You can identify Edwardian homes most obviously in that they don’t feature the typical elaborate trim and ornate features of a typical Victorian.
OVERHEAD IN COLE VALLEY
“The Haight failed to get the memo the 60s are over”
COMMUTE TIMES
Cole Valley is located the the center of San Francisco.
Approximate Commute Times
Financial District 25 mins by car
South San Francisco 30 mins by car
Silicon Valley 60 mins by car
If you have any questions about Cole Valley, any other neighborhood or are interested in more specific buying/selling updates, please feel free to Email or Text me at +1 415-215-7154
WHAT IT’S LIKE TO LIVE IN THE PRESIDIO HEIGHTS NEIGHBORHOOD IN SAN FRANCISCO.
Living in Presidio Heights
San Francisco’s Presidio Heights neighborhood has stunning bay views, is family-friendly, has great shopping and dining with easy access to the Presidio.
Presidio Heights is a tree-lined area featuring many styles of high-end single-family homes.
I’ve lived in San Francisco forever. How many neighborhoods have I lived in? Four. The Inner Richmond, Russian Hill, the Marina and Presidio Heights
All my neighborhoods have been great in different ways and have suited me at different times of my life.
I’m now back in Presidio Heights and couldn’t be happier. It is a quiet neighborhood minutes away from a variety of the more ‘urban’ neighborhoods and lifestyles. The Mission, Fillmore St. and South of Market for example.
Home Ownership
Presidio Heights is a small affluent neighborhood of primarily owner-occupied houses and condos as well as rental buildings throughout the neighborhood.
For years there was little housing inventory in this neighborhood. People bought their homes, stuck around and raised their kids.
Things are changing and many new young families are moving in to continue the cycle.
Many younger singles and couples are also attracted to Presidio Heights. Maybe they’ve moved on from the Marina or the Mission lifestyles. Or it’s just because it’s not only a great walking neighborhood, it’s also popular for running.
It’s very family friendly. The Presidio Heights Playground is always busy. Dodging strollers heading for the playground could be a full time sport.
People are friendly and they may not know my name, but they definitely know my dog Oliver’s!
NEIGHBORHOOD LOCATION
Presidio Heights is located on the north side of the city, but centrally located and easy to get wherever you need to be.
There are lots of muni line stops conveniently located nearby. Did I mention it’s a great walking neighborhood? Largely flat with some nice steep hills providing stunning views of the San Francisco Bay, the Presidio, Golden Gate Bridge and Alcatraz.
Walk north through the Presidio you run into the Marina with lots of stores & restaurants. And not to be forgotten Chrissy Field & the Marina Green.
Walk east and you hit Pacific Heights’ Alta Plaza Park & Fillmore Street with its 11 blocks of shopping & variety of restaurants.
To the south you’ll find the Golden Gate Park’s Panhandle and all of the variety of the Haight.
Walk to the west you’ve got Clement Street in the Inner Richmond with blocks and blocks of restaurants representing many different countries, produce stands, bars and clubs.
SHOPPING
Sacramento St is the main shopping area for Presidio Heights and offers a mix of shops, restaurants and cafes. However, one block over is California St with two grocery stores CalMart and Bryan’s.
Many years ago, Sacramento St. was full of antique stores and other home furnishings stores. Well, it looks like we’re coming into a resurgence of home furnishing stores and home design services. In addition to high end clothing stores we also have two popular consignment stores.
WHERE TO EAT
As Quoted – serving organic American fare with dairy-, gluten-free, nut- and soy-free options
Ella’s American Kitchen – American comfort-food for breakfast, lunch and weekend brunch,
Magic Flute – Italian restaurant that serves its simple menu in a cottage-feeling room & on a spacious outdoor patio
Picnix Bistro Carry Out – Neighborhood deli preparing select sandwiches, soups, salads and box lunches to go.
Presidio Cafe – Relaxed American restaurant at Presidio Golf Course offering a lodgelike setting and patio seating.
Garibaldi’s – Friendly neighborhood and special occasion location for seasonal Californian-Mediterranean cuisine.
Sociale – Northern Italian restaurant serving a seasonal menu in an intimate setting.
Spruce – High-end location serving seasonal, contemporary American fare & handcrafted cocktails.
Laureate Bar & Lounge – Retro-modern lounge at the Laurel Inn serving coffee martinis & bar bites at night.
THINGS TO DO
Did I mention it’s a great place to walk? The Presidio Heights neighborhood is called a “walkers paradise” by the website Walk Score.
The Presidio is Presidio Heights backyard. It’s one of the greatest parks in the city.
You can run along the paths, make use of Julius Kahn Playground, tennis courts, soccer field, baseball field, hiking and golf or just relax among the trees.
The Jewish Community Center of San Francisco with it’s popular fitness center, pool, classes and events
PUBLIC TRANSPORTATION
Bus stops are conveniently located. Presidio Heights is serviced by a variety of Muni bus lines with direct service to many locations throughout the city.
QUIET SURPRISES
You can go camping in the Presidio! Rob Hill Campground is described as “Perched on four wooded acres above Baker Beach at the Presidio’s highest point”.
Tucked into the corner of the Presidio next to the Arguello Gate is this small restaurant and bar that overlooks the Presidio Golf Course.
It’s got a ‘lodgy’, club feeling with a huge fireplace. Technically it’s part of the Presidio but since it’s at the very edge and next to Presidio Terrace I’m including it.
Presidio Terrace is a “gated” community (the iron-and-stone entrance is not staffed). It was built to convince wealthy San Franciscans to stay in the city after the destruction of the 1906 quake and fire.
Prominent architects of the day were commissioned to design the large homes on large lots and are a mix of architectural styles that include Beaux-Arts, Colonial and Mission Revival, Prairie School, French Rural, Italian Renaissance, Elizabethan and Mediterranean.
Located on Sacramento St at Presidio is a small single screen neighborhood theater that runs new movies & a couple of film festivals.
I don’t know how it has lasted this long with all of the competition from multiplexes. Whatever they are doing I hope they keep on doing it.
Being a family-oriented neighborhood there is the always busy Presidio Heights Playground on Clay St where there is no need to bring your own toys. There are plenty there already. It’s also a very popular location for birthday parties.
COMMON ARCHITECTURAL STYLES IN PRESIDIO HEIGHTS
Architectural styles in Presidio Heights are eclectic. Inspirations include:
Edwardian – There are actually more Edwardian-style homes in San Francisco than the famed Victorian.
You can identify Edwardian homes most obviously in that they don’t feature the typical elaborate trim and ornate features of a typical Victorian.
Colonial Revival – Looked to follow American colonial architecture of the period around the Revolutionary War, which drew strongly from Georgian architecture of Great Britain.
Mission Revival – Architectural movement that began in the late 19th century for a colonial style’s revivalism and reinterpretation.
Italian Renaissance – Is the european architectural style that represents a revival of certain elements like columns of ancient Greek and Roman.
OVERHEAD IN PRESIDIO HEIGHTS
Mother walking her son of about 12 years old, to the school bus stop, he was telling his mother that she was ruining his life because she wasn’t letting him go into film editing. Her dog stopped to say hi to Oliver and she said at least the dog was happy.
COMMUTE TIMES
Presidio Heights is located on the southern edge of the Presidio.
Approximate Commute Times
Financial District 15 mins by car
South San Francisco 30 mins by car
Silicon Valley 55 mins by car
If you have any questions about Presidio Heights, any other neighborhood or are interested in more specific buying/selling updates, please feel free to Email or Text me at +1 415-215-7154