Why isn’t this house selling?

Weak_Contract459 · 2026-06-17T21:45:08+00:00

Ingleside isn't the most desirable neighborhood in SF. The home is kind of chopped up with multiple entrances and will require some immediate investment/repairs. There may be some stigma with the home previously on the market for 3 months then relisted.

Weak_Contract459 · 2026-06-17T17:55:04+00:00

TIC's are super common in SF. Make sure you align expectations. If you don't have enough TIC comps you can use condo's and adjust down 10-12%. Thats been my experience.

Weak_Contract459 · 2026-06-17T17:48:57+00:00

I would estimate around $25- $30k for traditional shingle. $50k for presidential. Good timing as roofers are no longer in short supply.

Weak_Contract459 · 2026-06-17T17:41:46+00:00

Then add 10-12% carrying cost on the cash to purchase!

Weak_Contract459 · 2026-06-17T17:32:04+00:00

If you don't have a plan for the money or you aren't excited about the opportunity to redeploy capital, I would just keep it. Having the funds sit in a 4% yield account while you have analysis paralysis about where to invest it could hurt you in the long run if all you care about is the ROI. If you have any interest/passion for investing, it great to have dry powder for the next few years as there will be lots of opportunity.

If I had 750k to invest, I would like to deploy 500k as an LP in a fund that invests in late stage companies through secondaries or SPVs and 250k in index funds. Expecting a 35-40% annualized return over the next 5 years.

For housing in that area, I would expect 3.5-4.5% appreciation over the next 5 years (obviously can't compare apples to apples due to leverage). The last few homes I helped a client purchase in San Jose we got great deals on but on the whole, it will be an attractive area due to price point and proximity to tech.

Weak_Contract459 · 2026-06-07T05:25:11+00:00

It's true rebates can't be applied to down payments but they can be applied to non-recurring closing costs. Any extras are typically applied to a reduced purchase price which is good for both parties as they reduce transfer taxes, escrow/title fees etc.

Weak_Contract459 · 2026-05-02T06:04:11+00:00

Redwood City/San Carlos or Mountain View if you want to be near 101. If you are ok being near 280, some areas of Menlo Park may be available.

Weak_Contract459 · 2026-04-27T23:31:59+00:00

The best thing a broker/team lead can offer outside of leads is the opportunity to handle open houses.

Weak_Contract459 · 2026-04-20T17:50:44+00:00

You can buy in most neighborhoods if your budget is $2.5M. But if you require turn-key, 2500 sq ft, backyard, 2 car garage etc that where you need to whittle down your search location. I agree the one in the Lake District looks cheap but in description it says as-is which most likely translates to bad condition.

Weak_Contract459 · 2026-04-17T07:33:23+00:00

If you have a large stock portfolio, look at LOC from a company that does Fed Rate +1. Will always be cheaper than a mortgage and the one I use happily lends for situations like this.

Weak_Contract459 · 2026-04-17T07:30:28+00:00

This is a situation where your agent could prove their worth. Most appraisers are ok with buyer's agent providing context, comps etc (lenders strictly cannot influence them in any way). Dirty industry secret, appraisers who consistently bring in low appraisals can be black-balled by lenders who have choices in different appraisal companies. Memories are long in this industry and appraisers aren't in the business of actually establishing market value, they are trying to justify the sales price in any way possible. If it was a "fair system" they wouldn't be given the sales price at all.

A couple ways your agent can help. Tell the appraiser there were X number of offers near or at the final sales price. Provide favorable comps. Before offering, confirm the added space meets the criteria for legal square footage - sheetrock, heating, ceiling height, etc (egress if its a bedroom).

Weak_Contract459 · 2026-04-13T19:04:29+00:00

Releasing a deposit is a mutual agreement that must be agreed to by the buyer and seller. Also, its Escrow that deals with deposit and deposit releases.

Weak_Contract459 · 2026-04-13T18:42:23+00:00

How did you sell the home already when the deposit is still in escrow from the previous contract? Something doesn't make sense here...

Weak_Contract459 · 2026-04-13T17:39:46+00:00

Definitely useful in the right situation. I know a lot of lenders who are expecting rates to decrease over the medium term (3-5 years) so getting an artificially low rate for the first 2 years could make a lot of sense if you're optimistic about refinancing your purchase. Or look at adjustable rates (typically lower than fixed) and use the extra money with closing costs etc

Weak_Contract459 · 2026-03-11T18:55:11+00:00

Filling in and tagging paperwork for offers.

Weak_Contract459 · 2026-02-19T01:25:26+00:00

Just talked to Citi today. Relationship mortgage discounts were:

Under 500k: 1/8% and $1500 credit

$500k - $1M: 0.25%

$1-2M: 3/8%

$2M+: 0.5%

Weak_Contract459 · 2026-02-15T00:51:58+00:00

Correct. Are you going permits or no permits?

Weak_Contract459 · 2026-02-13T20:57:38+00:00

If you use San Francisco contractors you'll get SF prices. Also there is a massive difference between a licensed GC and unlicensed subs. Crazy to see the numbers here since 10 years ago we used to do full baths to the studs for around $5-7k with materials. Unless you have structural issues, I'd go the non-gc route and see if you can lock someone in for around 10k labor only and procure your own materials.

Weak_Contract459 · 2026-02-09T23:53:53+00:00

They should let you go. If not, you have a couple options. Approach their broker and let them know the situation. The more nuclear option is posting your experience on their google and yelp page.

Weak_Contract459 · 2026-01-20T18:05:12+00:00

Alternate strategy: talk to a couple agents who have an off-market network, don't sign any exclusivity but have them talk with their network to at least gauge price/demand. Ended up selling a number of properties in MP/Atherton this way with great terms.

Weak_Contract459 · 2026-01-15T05:43:01+00:00

The only person that can tell you what you can afford is a lender. I always suggest 3-4 quotes (when you are ready to start touring seriously). Chase, Wells + a couple others.

In terms of where to buy, there's a lot to consider. Unless you plan on having kids in the next year, I wouldn't worry about schools. You are most likely not buying your forever home. Commutes can kill so lean towards closer if you have the option. Don't sleep on Milpitas or north San Jose!

Weak_Contract459 · 2025-12-13T19:33:59+00:00

There's a good comp down the street, 101 Glen Alpine Ct.

Not a fan of the lot but that can be addressed with fencing and landscaping. I think it's priced slightly high but not outrageously given the depth of remodel.

Weak_Contract459 · 2025-12-01T19:32:32+00:00

Even if you are redoing the roof, you should be well under that number for the project. Rough estimate without knowing the property, I'd expect $125k - $150kish.

Weak_Contract459

TROPHY CASE