Will Trumark Urban’s The Pacific Live Up To The Hype?

In 2016, Trumark Urban’s The Pacific, one of San Francisco’s most-anticipated luxury condominium projects will give residents (likely some top tech-company executives) stunning views of the Golden Gate Bridge.

It is being constructed in Pacific Heights, one of the city’s most luxurious neighborhoods, where new projects are a rarity.

                                      Click image to view more renderings of The Pacific.

The building Realtors are already speculating that the best units could go for $3,000 a square foot, right up there with top Manhattan properties.

Click here to read the entire article.

Second Vanguard Office Opening in Marin

To meet the incredible demand, Vanguard will open a second office on Magnolia Avenue in Ross Valley across from Rustic Bakery. Watch for doors to open next month!

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Enjoy A Glass of Wine & Great Gifts

On December 1st from 5 to 7pm, join us for a special shopping experience at the Corte Madera Vanguard Properties office on Tamalpais Drive.

There will be a variety of gift options from a handpicked number of vendors. Jewelry, clothing, speciality food items...so many options for those on your holiday shopping list.

So skip the mall and come shop with us, all while enjoying a glass of wine while you find one-of-a-kind gifts.

More details are below. We look forward to seeing you there!

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Marin Market Update November 2015

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Overheard in Marin real estate circles...

• “We finally reduced our list price by $100,000 after a month on the market, and immediately got a surge of interest, multiple offers and have just sold at the original asking price!”
• “We went in under asking and got the house… without a counter!”
• “We priced our home low, thinking we'd get multiple offers and we didn't get one!”
• “Despite our agent's suggestion, we listed our house $200,000 over their recommended asking price... no offers. We just accepted an offer below the agent's original suggested price.” 

OK, that last one wasn't actually overheard, as most sellers would not admit that they miscalculated the market and didn’t take a professional’s advice, but the others are quite common scenarios in Marin. The stories we're hearing right now are varied -- success stories from buyers and sellers, and stories of extreme frustration.
 
Some properties are flying off the shelves, perhaps because they are well-priced, expertly marketed, in a great location (close to town, transportation, schools, parks, etc.), look great with very little work to be done, or a fixer with tons of potential.
 
On the other hand, some properties languish on the market. This is ether because the seller is unrealistic about price, the agent has not marketed the property well, the layout is funky, the location is less than desirable, there is too much work to be done, or it is some combination of these factors.

Rest assured, there are eager buyers out there who are ready to make a move... they just want what they want.
 
As of November 11, 2015, there are 291 active homes on the market in Marin, ranging from $269,000 to $20,000,000. There are also 82 active condos for sale, ranging in price from $120,000 to $2,150,000.  Here it is broken-down first by price and then by location:

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The further we break it down into location-specific, the numbers dwindle even more. You can see there is a true inventory shortage in all categories. Broken-down by a few select Marin cities, one can see where the opportunities lie (for now):

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The average days on market for a single family house this past October is 50, down from the average 58 days on market in October of 2014. This indicates inventory is moving a bit faster than this time last year.
 
As the economy gains a bit of strength, mortgage rates are beginning to inch up. The Federal interest rates are expected to rise in December and although not directly tied to mortgage interest, they do ultimately affect it. If not raised in December, certainly in the New Year. This is a healthy sign that our economy can stand a little stronger on its own. But, it also has immediate effects on affordability, so will most definitely impact some home prices moving forward.
 
We are right now in a window of opportunity for buyers and sellers to find that perfect balance of list/buy price. It’s a shame more properties are not on the market. Though the market is pretty healthy, with a solid amount of sales, I think we’d be seeing a lot more movement if we had more properties on the market.
 
If you are interested in more specifics about your town or neighborhood, please don't hesitate to call us. While the market is varied, there are still ways of determining the true value of your home based on its unique features, recent comps and market conditions. And, if you're in the market to buy, let's strategize about how to make the best purchase for your dollar.

San Francisco Residential Development Report | October 2015

GET ALL THE INFO AND DATA IN THIS DEVELOPMENT NEWSLETTER INCLUDING:

News & Highlights, Market Performance, Currently Selling, Sold Out and ReSale, Upcoming Developments, and the Pipeline Summary.

THE REPORT

Fall San Francisco Real Estate Market Performs

The number of closings in October increased by nearly 40 percent versus the prior month, while total dollar volume increased by over 50 percent. The majority of properties (74 percent) sold in under 30 days and received 12 percent over the list price, on average. Tech Sector performance continues to fuel the steadfast demand. As an example, it is estimated that Bay Area venture capital funding is up approximately 25 percent year-to-date. Stock Markets have also made strides, with Reuters reporting that “The gains on the first trading day of the month followed the best monthly performance of the major indexes in four years in October.” The prospect of a December rate hike remains a possibility.

MEDIAN SALE PRICE

OCTOBER 2015 MEDIAN

CONDO/TIC | $1,100,000 | + 10% year-over-year

Single Family | $1,300,000 | + 9% year-over-year

MEDIAN NEIGBHORHOOD VALUES

Please Contact Franck Costa & Sara Werner Costa of The Costa Group, for your next home purchase or sale in San Francisco or Marin County.

San Francisco and Marin County Real Estate | Top 1% of Realtors | Award Winning |  415.730.2604 | costagroup@vanguardsf.com

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Thinking of Remodeling Your Kitchen? Check Out These Gorgeous Kitchen Pics and Tips!

Get inspiration from beautiful state-of-the art kitchens from all over the world.  

Do you think the kitchen sells the home?

Alno AG

Ceramic Is the New Granite: Tips From the World’s Coolest Kitchens

Hey, want a new kitchen? Maybe a better question would be: Who doesn’t? The kitchen is one of the two most popular rooms to renovate, and quite possibly the star attraction for most buyers looking at a home. After all, It’s a place to make food, share food, socialize (while eating food), and spend time with family (no food necessary!). Bottom line: You’re likely to spend a disproportionate slice of your time in this part of your home. So why not make it great?

And as with any remodel, there are endless style possibilities, which basically means opportunities to agonize over the renovation road not taken. Quartz or granite countertops? Knock down that wall or improve it? Stainless-steel appliances or ones that look like wood cabinets?

Well, we’re not going to make any decisions for you—sorry!—but for ideas and inspiration, we turned to Manel Gutierrez, author of “150 Best New Kitchens.” For his new book, Gutierrez curated a selection of the most exciting kitchen designs from around the world, and we’ve presented some of those highlights here. Enjoy!

Mixed materials shine in an airy space - Snaidero

Don’t just open up your kitchen, integrate it

Yes, everyone knows that an open-plan living area is brighter and airier, but somehow the kitchen always ends up looking like … a kitchen. But it doesn’t have to be that way! Pick appliances with finishes that mimic cabinets, and show off your shelves with objects and books, just like you would in your living room.

Gutierrez says the design solutions he profiles in his book aren’t just focused on the kitchen—they also “seek to achieve an aesthetic unity” with the living and dining areas.

“The best results are truly original, beautiful, and, above all, very practical.”

Shelves in the kitchen are used as they would be in a living room—to show off objects - LEICHT Küchen AG

Eye-catching ash wood connects the kitchen with the rest of the living space - LEICHT Küchen AG

Play with materials

Gutierrez says one of the main trends he noticed was the wider-than-ever variety of materials being used in kitchens today. Ceramic, stone, glass, and lacquer are taking their place alongside stainless steel. And best of all, designers are mixing and matching them with abandon.

“The more different the materials, the more interesting and intense the resulting combination,” he writes. While concrete is “the preferred construction material for modern architecture,” ceramic is an up-and-comer that’s both attractive and resistant—it’s even been used in space exploration. Hey, if it’s good enough for the astronauts, it’s good enough for your kitchen.

But it’s nice to know that traditional materials haven’t lost their luster either. The all-time favorite? Good ol’ wood.

This kitchen is made of concrete and Canadian pine reclaimed from packing crates - Guillerme Morelli

This kitchen makes use of stainless steel, ceramic and wood - Alno AG

Go all white—or all black!

“White has many benefits: it looks harmonious and creates a sense of cleanliness,” Gutierrez writes. “Combined with red it is unbeatable.”

In fact, the monochromatic look always makes a strong design statement, whether it’s light or dark. The use of dark-stained wood adds a natural touch to this hypermodern black kitchen/dining room.

A dramatic black kitchen gets a touch of warmth from natural—but also dark—wood - LEICHT Küchen AG

Use switch hitters

Unless you’re lucky enough to have a palatial kitchen, everything in the space had better pull its weight—and then some. These features do double duty:

This kitchen’s island doubles as a work surface and a dining table - Alno AG

The stove has a ventilation plate rather than a hood, which also works as a shelf - Lube

The most important part is what you don’t see

In general, storage is like the Spanx of modern kitchen design—when it’s good, you don’t know it’s there, but it makes everything sleeker, tighter, and more put together. Top-notch storage design makes use of those odd corners and makes even gigantic gadgets such as that Vitamix blender disappear.

That said, you can make strategic exceptions—and make a design statement.

Clever cabinet accessories optimize storage space - Ernestomeda

Kitchen utensils are kept accessible in an attractive way - Cesar Arredamenti

To check out more stunning kitchens and design advice, click the image below to sample Gutierrez’s book, or buy a copy.

“150 Best New Kitchen Ideas” by Manel Gutiérrez - Harper Collins

Reposted from Realtor.com.  By Cicely Wedgeworth, she covers real estate, economic news, and home improvement at realtor.com.

The Costa Group are members of the National, California and San Francisco Association of Realtors specializing in San Francisco and Marin County, California real estate representation.  

sf.curbed Covers 560 Haight St #102 in the Theatre Lofts 2 Bed|2Ba $1,095,000

OPEN SUNDAY NOV 1st | 11:00AM-3:00PM

Franck & I pulled some strings this week, worked our contacts.... and got our client's gorgeous listing into the famous and ever-popular Curbed SF Real Estate blog before we welcome offers smile emoticon yipeee! Many thanks to my marketing director Erika for helping my vision become a reality. I ♡ marketing, having awesome wing people, and working as a team to get results for our valued clients! Stoked! Happy Halloweeeeeen!!!!!! Xo, The Costa Group

A Costa Group Exclusive Listing....See More!

POST on sf.curbed by Tracy Elsen

Mill Valley Film Festival: Get Your Tickets!

Sarah Silverman as Laney in 'I Smile Back.' (Broad Green Pictures) ( Broad Green )

The Mill Valley Film Festival first began in 1978, in support of independent and foreign filmmakers with a mission to expose films about education and art.  This is the 28th year of the Festival which features an enormous amount of work, over 200 films and begins on October 8th.  Actor Carey Mulligan, Meryl Streep and Directors, Tom Hooper and Catherine Harwicke are some of the luminaries featured this year.

You can preview the seasons most exciting films before the Academy Awards season is upon us. Running for 11 days the festival is not as hyped as Sundance and so has a more relaxed atmosphere.  Many attendees take advantage of the nearby hiking in the Tennessee Valley.

Sarah Silverman will be in attendance for her film "I Smile Back" about a woman battling mental illness and on Oct. 11th, Sir Ian McKellen will be at the the Christopher B. Smith Rafael Film Center, to accept a Lifetime Achievement tribute. Other featured actors are Cate Blanchett and Rooney Mara in the 50's era romance "The Price of Salt" and Meryl Streep in "Suffragette".

Several of the films have Bay area connections like "Dogtown Redemption", a film about 3 people who make a living off recylcling and a few films have already won prizes at Cannes.  Check out the line-up, it's stellar and enjoy the festival!

When:  October 8- 18t

Where: CineArts@Sequoia, 25 Throckmorton Ave., Mill Valley; Christopher B. Smith Rafael Film Center, 1118 Fourth St., San Rafael and other venues

Cost: $15 unless otherwise noted

Tickets and additional info: www.mvff.com or 877-874-683

Boutique Brokerage Sets the Standard in Real Estate Office Design

SAN FRANCISCO – September 22, 2015 – Always at the forefront, Vanguard Properties is once again setting the standard for Bay Area Real Estate with the unveiling of its newly reinvented office at 555 Castro Street in San Francisco. Known for its fresh and exciting approach to buying and selling homes, the boutique firm’s redesigned space is a dramatic departure from traditional Real Estate workspaces. It reflects Vanguard's innovative thinking and collaborative team approach that have made it one of the most successful and influential brokerages in Northern California.

“Our company culture has always been about great style matched with open communication, sharing information and supporting one another’s success,” said Vanguard Properties CEO, James Nunemacher. “Our offices epitomize these values.”

Creative Director Mitch Laufer and Rohan, Wallace & Aherne contractors have created a friendly and welcoming environment for clients, visitors and agents. The interior features an open floor plan, multiple conference rooms and meeting spaces, and an outdoor sun deck. A recycled white glass reception desk and a suspended steel and American white oak staircase lead to California Space Organizer workstations equipped with Herman Miller chairs. 3-D recycled paper wall tiles by Inhabit, Saarinen conference tables, Shade Store NY window treatments, and lighting fixtures by Sonneman, Excel and Kartell highlight the multi-level space. Downstairs, the intimate lounge is an informal gathering place to meet with clients.

Established in 1986, Vanguard Properties is a market leader in buying, selling, and leasing Real Estate. With more that 300 licensed agents in its 10 offices throughout San Francisco, Marin and Sonoma counties, and Palm Springs, it is highly regarded for its distinctive design and marketing of homes. More information is available at www.vanguardproperties.com.