Gabrielle Dahms
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San Francisco Community News - A San Francisco Garden for the Community http://ow.ly/GnIs301sxku

San Francisco's Hottest New Garden Is Right In Front Of The DMV | Hoodline hoodline.com

A local resident has taken it upon himself to cheer up an overgrown plot of dirt on the southwest end of the DMV parking lot.

10 hours ago

San Francisco Community News - Affordable Housing in San Francisco http://ow.ly/PMqS301sxeE

Planning Code Amendment Could Make 101 Hyde Development 100% Affordable... hoodline.com

Shorenstein Residential hopes to give the city an 85-unit development as affordable housing in lieu of 36 units onsite at its approved but...

2 days ago

San Francisco Community News - Prop. 60 is a constitutional amendment that was approved by the voters of California in 1986. It is codified in Section 69.5 of the Revenue & Taxation Code, and allows the transfer of an existing Proposition 13 base year value from a former residence to a replacement residence, if certainconditions ...Read More

Prop 60/90 ­ Buy Up Transfer Property Tax Basis sanfranciscorealestate2015.wordpress.com

Prop. 60 is a constitutional amendment that was approved by the voters of California in 1986. It is codified in Section 69.5 of the Revenue & Taxation Code, and allows the transfer of an existi…

2 days ago

San Francisco Community News - Prop 60/90 ­ Buy Up Transfer Property Tax Basis Prop. 60 is a constitutional amendment that was approved by the voters of California in 1986. It is codified in Section 69.5 of the Revenue & Taxation Code, and allows the transfer of an existing Proposition 13 base year value from a former residence ...Read More

2 days ago

Prop 60/90 ­ Buy Up Transfer Property Tax Basis

June 23rd, 2016 by Gabrielle Dahms

prop-60-90

Prop. 60 is a constitutional amendment that was approved by the voters of California in 1986. It is codified in Section 69.5 of the Revenue & Taxation Code, and allows the transfer of an existing Proposition 13 base year value from a former residence to a replacement residence, if certain conditions are met.

Proposition 60 allows transfers of base year values within the same county, while proposition 90 allows transfers from one county to another county in California. It is the discretion of each county to authorize such transfers. As of November 20, 2014, only ten counties have passed an ordinance authorizing intercounty transfers. San Francisco county is not among them.

Note that Props 60/90 have eligibility requirements. Call your assessor’s office to find out whether and how these propositions apply to the county your are in. For more information, visit http://www.boe.ca.gov/proptaxes/faqs/propositions60_90.htm. ©SFRE 2016

If you are considering selling property in San Francisco, click to get your free preliminary market analysis. Gabrielle Dahms

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Recording Tax

June 16th, 2016 by Gabrielle Dahms

Assembly Bill 1335, the bill that imposes new fees on the recording of various real estate documents is expected to raise $300 ­ $500 million annually. Although it does not raise fees on the recordings of documents pursuant to a sale transaction, the bill imposes a fee of $75 on the recording of certain real estate­related documents, to fund the Building Home & Jobs Trust Fund. The bill creates a 20% set-aside of funding for homeownership programs.

The documents affected by the $75 per document fee include but are not limited to, the following: grant deed, quitclaim deed, deed of trust, declaration of homestead, notice of default, mechanic’s lien, CC&Rs, easement, abstract of judgment, and reconveyance.

©SFRE 2016

If you are considering selling property in San Francisco, click to get your free preliminary market analysis. Gabrielle Dahms

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Heat Out? Here’s What to Do

June 9th, 2016 by Gabrielle Dahms

Heat Out Here s What to Do

It’s cold. You’re home and now the heat is out. Brrrr. Here’s just a little reminder in case that happens to you.

Getting that heat to work is a priority when it is cold. And there are some simple initial steps to take. First, call PG&E. They will check your heater for free and if it is a small adjustment they will fix it. In case PG.&E can’t fix the heat issue quickly, call a furnace contractor for a gas furnace or an electrician for electrical. ­ By the way, if there is a child or sick person in the home PG&E will send someone out on a priority basis.

©SFRE 2016

If you are considering selling property in San Francisco, click to get your free preliminary market analysis. Gabrielle Dahms

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Parcel Tax in California

June 2nd, 2016 by Gabrielle Dahms

Parcel Tax in California

 

Parcel Tax in California

 

 

A parcel tax is different than a traditional ad valorem property tax (a tax levied as a percentage of

value), in that it is imposed by local government on a per­parcel basis. Local governments that may

impose parcel taxes include cities, counties and special districts, such as schools, hospitals and public

safety districts.

 

State law authorizes local governments to impose parcel taxes, as long as the tax is not based on the

value of a property. Additionally, parcel taxes must be approved by a two­thirds vote of the electorate.

 

While there is no consistent definition, theBoard of Equalization defines a parcel as “an area of land in

one ownership and one general use.” For tax purposes, a “parcel” is a property, or part of a property,

that is entirely located within the invisible boundaries of a local government (this is known as a tax rate

area). These invisible boundaries may divide a taxpayer’s property, thus creating multiple parcels out

of a single property.

 

With the impact of Prop 13 in California since its inception in 1978, parcel taxes are a way to assess

property owners they would otherwise not pay for since Prop 13 caps their tax contributions. In other

words, parcel taxes are one way around Prop 13.

©SFRE 2016

If you are considering selling property in San Francisco, click to get your free preliminary market analysis. Gabrielle Dahms

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The 10 Best Things to Do in San Francisco

May 26th, 2016 by Gabrielle Dahms

Go Hiking – Yes, in San Francisco

Walk the Golden Gate Bridge, the Marina Green, the Presidio. There are so many beautiful walks in San Francisco. The three just mentioned are really stunning and will give you a taste of the variety and beauty the city has to offer. Maybe just walk across the Golden Gate Bridge toward the Marin Headlands with scenic Sausalito as the destination. Have a latte, ice cream, or lunch there and head back to the city on the ferry. Seeing the city from the water is magical and quite different from walking it.

 

Friday Nights at the DeYoung

For several years now, the DeYoung is where it’s at on Friday nights and there is something for everyone, including finger painting, cocktails, food, music and other live performances. It’s a meeting place for families and friends. Don’t miss it.

Check out the details here:

http://deyoung.famsf.org/deyoung/calendar/category/89

 

Academy of Science

Another great place across the way from the DeYoung, it’s Thursday Nights the Academy of Sciences. Food, music, exhibits, animals, and of course the incredible 3D planetarium. Make sure you get your tickets for it right after you enter. They go fast.

Details at

http://www.calacademy.org/events/nightlife/

 

Alcatraz

A visit to Alcatraz is a visit to a part of San Francisco’s colorful past and present, including The Rock’s’ use as a Federal Prison, its occupation by American Indians in the late 1960s . It currently belongs to the Golden Gate National Recreation Area. Take a boat to the island from Fisherman’s Wharf.

 

San Francisco Stair Walks

Many of San Francisco’s great walks are stairway walks that are often hidden. All of these walks are unique and you’ll get to experience San Francisco from a different angle and get some exercise up and down steep hills. Here are a couple favorites:

See and hear the famous Parrots of Telegraph Hill on the Filbert and Green staircases. Lush tropical gardens are added bonuses as is the view from Coit Tower. Or go out the residential Inner Sunset to the 16th Avenue steps and see a glorious sunset over the ocean.

For more great stairway walks refer to Adah Bakalinsky’s book Stairway Walks of San Francisco. http://sfstairwaywalks.weebly.com/index.html

 

Jazz Lovers Yoshi’s San Francisco’s

Come into the revitalized Jazz District on lower Fillmore Street. Modern, sleek, fun and filled with great performers from the Bay Area and beyond. For regular performances of top-notch performers entry fees range from $15 on up. Student discounts are available. Soak up up and coming talent in The Lounge every night starting at 6:30 PM – for free. You’ll love it.

1330 Fillmore www.yoshis.com

 

Ride the streets of SanFrancisco

Ride the Cable Car

San Francisco takes on a whole new perspective on a cable car ride. It’s a fantastic way to start getting to know the city and then get to love riding the cable cars. They are beautiful and steeped in the city’s history.Many locals ride them to work from neighborhoods in which they run. Take a look at the three routes they cover and learn more about the cable cars themselves here:

http://www.sfcablecar.com

 

Explore the Castro

The Castro, also known as the gay melting pot, is worth a tour. It’s colorful and has lots of restaurants and bars. It also has lots of history. See the Rainbow flag at Castro and Market streets, continue on to the store Harvey Milk ran a blocks from there, see and admire some great San Francisco architecture, and pay a visit to the Castro Theater, where you can take in some great movies you likely won’t see elsewhere. That experience is punctuated by the theater itself and the organist who plays before every movie.

There are also walking tours available

http://www.zerve.com/FOOTtours/Castro.

 

Admire some great San Francisco architecture

Farmer’s Markets

When it comes to Farmer’s Markets San Francisco has much to offer. Many of the city’s neighborhoods have seasonal Farmer’s Markets but there are other year- round markets, including the ones at the

Ferry Building, the Civic Center, and the Alemany Farmer’s Market. Going to the Ferry Building one is a treat but be prepared, it’s pricey. Many locals go there also to socialize and to patronize the restaurants and shops in the Ferry Building. For more information visit the following sites:

http://www.ferrybuildingmarketplace.com/farmers_market.php

http://sanfrancisco.about.com/od/fooddrink/ss/sffarmersmarket.htm

 

EAT Best in San Francisco

Eat Your Heart Out – A few great places to eat

San Francisco is a food lover’s paradise. There’s incredible variety, creativity, and innovation spanning all price ranges. There are so many places to eat that you could eat out every day of the year for all meals and still have places to go.

Check out some of these:

• Dunya on Polk Street

• Nojo in Hayes Valley

• Greens at Fort Mason

• Nopa in the neighborhood by that name.

• Casa De Las Madres in the Mission

• The Slanted Door in the Ferry Building

• Dosa on Fillmore

• Mamacita in the Marina

And then there’s Off the Grid, the latest food craze in the city that also has a social context. Specialty food trucks on the streets of San Francisco.

Check it out here: http://offthegridsf.com/

The Value of Home Inspections

May 19th, 2016 by Gabrielle Dahms

The Value of Home Inspections

Every home buyer and investor and their competent agent is well­served in adding a home inspection to their due diligence arsenal. It may reveal potential issues and drawbacks the home may have. Note: a home inspection is a visual inspection. No walls get opened etc. But an experienced inspector can provide a very good idea of something an untrained eye would never notice.

In the best case scenario a home inspection confirms the condition of the home. It potentially provides negotiating points, or it can even pinpoint issues that are complete deal breakers.

Although home inspections are visual inspections only, think of them as akin to insurance before committing to what amounts to a large purchase, possibly the largest ever made for many people.

Home inspections can be a contingency in a purchase contract, even in an ‘as­is’purchase. They therefore offer protection for the buyer at a minimal cost, usually around $450. Sellers can benefit by providing a home inspection as part of the disclosures. Knowing the issues their home has can be invaluable. Possible negotiation points arising from an inspection might either no longer apply or be mitigated.

Consult with your real estate agent regarding the home inspections, how best to use them and where to locate qualified and excellent home inspectors today.

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The Escrow Process

May 12th, 2016 by Gabrielle Dahms

escrow process

Title companies are neutral third parties in real estate transactions and they provide escrow services among other services. Part of escrow services include the escrow account through which all real estate transaction‐ related monies flow and handling the closing. Escrow keeps both the funds and the title safe so that funds get disbursed at the right time, all monetary obligations are met, and title gets to the buyer once all obligations on both buyer and seller sides have been satisfied.

Escrow essentially safeguards documents, files them in a timely fashion, and handles transaction paperwork per transaction instructions. Escrow cannot dispense advice to either buyers or sellers. While the consumer can shop for escrow and title services, the list of fees is extensive and often amounts to the same final figure even with different companies. An excellent title company is one that has experience and is responsive and professional.

©SFRE 2016

If you are considering selling property in San Francisco, click to get your free preliminary market analysis. Gabrielle Dahms

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Prop 13 & Its Effects

May 5th, 2016 by Gabrielle Dahms

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Prop 13 has been the basis of the California property tax system since 1978. The proposition essentially freezes future property tax increases or rather caps them at very low increases. The maximum annual increase is capped at 2%.

 

The only time a property can be reassessed to current market value is either through change of ownership (usually the sale of the property) or through completion of new construction.

 

Property taxes under Prop 13 essentially represent an acquisition value­based system, which amounts to the following: property owners who have owned their home since 1978 and the time the proposition passed are paying taxes at 1975 levels plus the annual increases, while owners who purchased their homes in say 1985 are paying property taxes based on the value of their home at that time plus the annual increases, and so on. Anyone who buys a home today pays property taxes based on the current value of the home.

 

This system creates disparities, of course. For one thing, anyone paying property tax at levels dating back 10, 20, 30, or even 40 years disproportionately contributes to needed infrastructure, such as schools. Due to assessments that are not uniform, revenues are often misallocated. However, parcel taxes have provided a way around Prop 13 to fund necessary services.

 

There are other issues, of course. One of the issues is that homeowners who enjoy the lowest tax rates often also are tied to their homes because they cannot afford to replace what they have, to maintain the lifestyle they are used to, or even to pay taxes at current levels. In San Francisco there are a number of homes with a very low tax base where the owners also cannot maintain the home due to demographic and income level changes over many years.

Prop 13 coupled with rent control and various other factors also plays a role in keeping real estate values high, certainly in the San Francisco/Bay Area. That said, it is likely here to stay.

©SFRE December 2016

If you are considering selling property in San Francisco, click to get your free preliminary market analysis. Gabrielle Dahms

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Hiking and Running in San Francisco & the Bay Area

April 28th, 2016 by Gabrielle Dahms

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San Francisco is a city of sights and views, so if you are an active outdoorsy person there are limitless opportunities to take a hike or jog in varied environments ranging from urban sidewalks to lush waterfall greenscapes.

 

You can choose the level of difficulty by taking advantage of San Francisco’s many hills or opting for a more leisurely stroll around one of the many parks. San Francisco is famous for having more green space than any other US city, albeit some of these green spaces have been dwindling of late. For instance, a fair chunk of Presidio trees have been felled for the recent freeway addition and tunnel. Still, there is much to explore in the Presidio and Golden Gate Park. Ocean Beach is a favorite for joggers and surfers alike.

 

San Francisco is also surrounded by other great places for hiking, jogging and running. The Golden Gate National Recreation Area, Mt. Tamalpais, Mt. Diablo, coastal trails to the south as well as San Bruno Mountain and even the Santa Cruz mountains are among them. Books and maps are available for most of these, if you want to dig deeper.

 

Many hiking, jogging and running groups post their events on MeetUp, including the Sierra Club. Yes, loving the outdoors goes hand in hand with organizations which support conservation and environmental efforts.

 

Take a look at the resources below and try them out ­­ then make your own list of favorites.

 

Best SF runs and jogs: http://www.sftodo.com/running­jogging­san­francisco.htmlHighest rated running trails:

Highest rated running trails: http://www.yelp.com/searchfind_desc=Trail+Running&find_loc=San+Francisco%2C+CA

Presidio activities guide: http://www.presidio.gov/activities/Pages/recreation­and­wellness.aspx

Peninsula Trail Running Guide: http://www.trailstompers.com/san­francisco­peninsula­trail­runs.html

Comprehensive running trails: http://www.mapmyrun.com/us/san­francisco­ca/

Races, events and clubs: http://www.sfruns.com/

SF Waterfall hikes: http://www.thebolditalic.com/articles/6745­the­7­best­waterfall­hikes­near­san­francisco

Guided hikes: https://outdooradventureclub.com/day­hiking-trips/?gclid=CjwKEAiAjfq2BRDpmdHmssaW5xsSJABToP4lvSc4c0wRdXm9YuJIBtxrlKbI- segMxkhKF8J9OllYxoCzQDw_wcB#!event­list

 

This list is only a beginning of what’s available to explore in San Francisco and the Bay Area. Enjoy!

New Luxury Condos in San Francisco

April 27th, 2016 by Gabrielle Dahms

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New Luxury Condos in San Francisco

 

The new development luxury condo market is booming in San Francisco. New luxury condos are going

up in SOMA, South Beach, the Mission, in Yerba Buena, Lake Merced, the Market Street corridor

(mostly west of Van Ness), Hayes Valley and Pacific Heights. What’s mentioned here is by no means

the full extent of the development.

 

It seems there are cranes and construction just about everywhere. Demand is high and so are the

prices. As we progress through 2016, we will see many new developments coming to market. Most of

the luxury condos are being pre­marketed and often buildings are sold up to 75 or 80% when the

actual building is still being constructed.

 

While buyers definitely exist and demand still is steady, the sheer amount of luxury condos coming

onto the market affords buyers more choice and decreases the pressure to buy right away.

If you would like regular updates about new construction in San Francisco, please e­mail us.

 

Below are some of the new buildings where units are currently available.

 

Hayes Valley 400 Grove

30­unit building with average per sq. ft. price of $1300

555 Fulton 122­unit building with average per sq ft. price of $1300

Approximately 1/3 sold

 

Pacific Heights The Rockwell 260­unit building with average per sq. ft. price of $1250

This building is on a busy street between Van Ness and Franklin

Over 200 units sold

Potrero Hill       Onyx on the Park

21­unit building with average price per sq ft. price of $1250

90% sold

 

Nob Hill               Park Lane

33­unit building with average per sq ft price of $1400

Right by the Fairmont Hotel

~90% sold

 

©SFRE 2016

If you are considering selling property in San Francisco, click to get your free preliminary market analysis.

If you are considering buying property in San Francisco, please contact us at sfrealestateinc@gmail.com.

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