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Pacific Heights Luxury Condo For Sale

Here’s my latest Deal of the Week home for sale in San Francisco, a gorgeous luxury condo on the top floor of a Queen Anne Victorian in an A+ Pacific Heights location!

If you are looking to buy a luxury condo in Pacific Heights, this is definitely worth a look (or two… or a showing… and then an offer!). The classic Queen Anne Victorian building is a timeless architectural beauty, while thoughtful updates inside the unit provide every modern amenity you’d expect from a luxury Pac Heights condo. I think you’ll love it.

Key Details

My Highlights

If you are interested, just contact me and I will get you all the details!

Want to buy or search luxury condos for sale in Pacific Heights, San Francisco? Have a property to sell and want to work with the best real estate agents in Pacific Heights? We can help! Our experienced team of Pacific Heights Realtors has a long and proven track record as negotiations experts in Pacific Heights and the greater Bay Area, with hundreds of 5-star San Francisco Realtor reviews.


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Sign up for the Vivre Real Estate newsletter to receive twice-monthly updates and insights on all things real estate, culture, events and more in the San Francisco Bay Area. We never sell or share your information.

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The Deal of the Week is provided by Danielle Lazier and Vivre Real Estate as a member of the San Francisco Multiple Listing Service. Vivre Real Estate is not the listing agent. This is not a solicitation of any active listing. This is a throwback to the aughts when Danielle launched her business with the SFhotlist blog, showcasing the best listings and opportunities for her network of home buyers and interested parties.

Bernal Heights Victorian Luxury Home for Sale

Here’s my latest Deal of the Week home for sale in San Francisco, a rare, spacious Victorian luxury home in desirable north Bernal Heights!

If you are looking for a luxury Victorian home in the vibrant north Bernal Heights neighborhood, this one is hard to beat.

Key Details

My Highlights

If you are interested, just contact me and I will get you all the details!

Want to buy or search luxury homes for sale in Bernal Heights, San Francisco? Have a property to sell and want to work with the best real estate agents in Bernal Heights? We can help! Our experienced team of Bernal Heights Realtors has a long and proven track record as negotiations experts in Bernal Heights, San Francisco and the greater Bay Area, with hundreds of 5-star San Francisco Realtor reviews.


Don’t Miss a Beat

Sign up for the Vivre Real Estate newsletter to receive twice-monthly updates and insights on all things real estate, culture, events and more in the San Francisco Bay Area. We never sell or share your information.

Click here to subscribe!


The Deal of the Week is provided by Danielle Lazier and Vivre Real Estate as a member of the San Francisco Multiple Listing Service. Vivre Real Estate is not the listing agent. This is not a solicitation of any active listing. This is a throwback to the aughts when Danielle launched her business with the SFhotlist blog, showcasing the best listings and opportunities for her network of home buyers and interested parties.

Selling and Buying a Bay Area Home Back-to-Back

Buying or selling a home in the San Francisco Bay Area can be complicated and stressful enough, but what if you want to sell AND buy a home one after the other or in tandem?

As daunting as the task might seem, it is also incredibly common. Many homeowners in the SF Bay Area have substantial portions of their wealth tied up in home equity. In such a scenario, selling your current home may be a prerequisite to buying a new home.

Would it surprise you that an experienced San Francisco Bay Area real estate agent can consult and provide options to make the transition from your current home to your next home as seamless as possible?

At Vivre Real Estate, our best San Francisco Bay Area Realtors have decades of experience doing just that. Here’s what a client of ours asked about selling and buying in the San Francisco Bay Area (and beyond), and how we answered.

How to Sell Your Current SF Bay Area Home and Buy Another

Question: I want to sell my current home in the San Francisco Bay Area and buy another home here or somewhere else. How does that work? What does the timeline typically look like? Can I time it so I am not in-between homes for long (or at all)? How do I know what I can afford in my next home before I sell my current one?

Answer: Whether you are looking to sell your home and buy another right away, or planning a move months or a year in advance, there are some simple things you can work on right now to maximize your return on investment and ensure a smooth transition from your current home to your next home.

Here are the five main steps involved in selling a home and buying a new one.

1. Hire a Realtor

First off, you’ll want to partner up with a great real estate agent who will help you through all the rest of the process of selling and buying. Of course, we would love for you to work with us, but whatever you do, please—please!—choose substance over show.

How do you do your research beyond the surface-level presentation of an SF Bay Area Realtor?

Look at agent track records and what they have sold recently. Talk to past clients or read reviews of the agents you interview. Pay very close attention during your consultation. Does the agent take the time to ask meaningful questions and understand what’s important to you? Does it seem like they are telling you what you want to hear, or are they telling you the truth? Do they give you the impression of a flashy salesperson or an intelligent, authentic and trusted advisor?

You certainly want an agent with strong sales and negotiating skills to get the highest sales price for your current home and the best deal on your next home. But keep in mind what you are hiring them for: honest counsel and guidance on an extremely important transaction (or two). In real estate, the snazziest salesperson is not always the most sophisticated when it comes to producing results.

2. Discuss Home Preparations and Staging

Once you have settled on an agent to work with, the next step is to collaborate on a plan to sell your current home.

Depending on your timeframe and personal preference, this can involve moving out of the home for staging and other pre-sale improvements, or staying in the home while still making some strategic changes.

Option A: Move Out for Pre-Sale Improvements and Staging

Our Vivre Real Estate team specializes in identifying and facilitating the best return-on-investment home improvements and repairs, to maximize the likelihood that you net top dollar from your home sale. We provide a robust network of proven, trusted vendors throughout the San Francisco Bay Area, and we are particularly proud of the results we’ve reached through the years by managing these projects for our clients.

When a home seller’s time and budget allow, there are a few things that we very often recommend to make your home stand out and entice prospective buyers. These include home staging and deep cleaning, as well as painting, landscaping, minor cosmetic upgrades and repairs if warranted.

When thoughtfully and efficiently implemented, pre-sale home improvements can make a surprisingly large impact on your property’s selling price. For example, one of our recent seller clients invested ~$50k in pre-sale improvements (including staging) to net an estimated ~$200k more from their home sale. Read more about this ~400% ROI example here.

Option B: Sell Without Moving Out

While we do recommend moving out and staging to get the highest possible sales price from your home sale, there are many ways to successfully sell a home in the Bay Area! To some home sellers, the logistics or up-front costs of moving out simply won’t work. However, this doesn’t mean that we can’t make an effort to get your home in great selling shape.

To plan your home sale strategy, a good real estate agent will evaluate your property and make suggestions on which improvements make economic sense according to your goals and time constraints. Maybe some minor staging, decluttering, cleaning or painting would still work in your personal situation. Maybe you and your agent agree to test your home off-market before diving into open houses and showings, potentially securing an offer before fully listing and marketing your home.

The most important thing is that you discuss all this with an agent whose opinion you trust. Talking about these things early will set you up for greater success and fewer surprises down the road. Whatever strategy works best for you, we want to create an organized plan to make the process both successful and enjoyable. No rushing or stressing!

3. Determine a Realistic Estimated Market Value for Your Home

In addition to a plan for selling your current home, you will need a ballpark figure for what you can afford in the next home you plan to buy in the San Francisco Bay Area or elsewhere.

For real estate agents and appraisers alike, the best tool we have to arrive at a sense of a property’s market value is comparable sales data. We provide you with a CMA (comparative market analysis), incorporating recent sales of properties similar to yours in the area, as well as current market conditions and the unique features of your home, to triangulate a strategic listing price and a potential sale price.

To start, we will provide an estimated list price so you can initiate the conversation with a lender if you plan to finance your next home purchase. We will determine the exact listing price just before your listing hits the open market, so that it reflects the most current market data and competing listings.

4. Preview Your Target Market For the Home You Want to Buy

With a sense of what you will be able to afford, you can start to browse real estate listings in the San Francisco Bay Area or wherever you are headed next.

You don’t need to find the perfect home yet. For now, just poke around to get a sense of your options in your target market as it stands today. Open up the real estate property search website or app of your choice, filter by area, property type and price range according to your needs, and see what sort of homes you might want and realistically be able to buy.

If you intend to buy locally within the SF Bay Area, this is a great chance to visit some open house events as well. (Open houses are a bit trickier if you’re moving from, say, San Francisco to Honolulu!)

5. Put Your Current Home on the Market and Begin Looking Seriously For Your Next Home

You’ve set yourself up for success by preparing your current home for sale to maximize your return on investment. You’ve connected with a mortgage broker and previewed what’s on the market in your target destination to get a realistic sense of your options. Now we’ll want to put your current home on the market and begin your new home search in earnest.

When your home search lands on a home you love, making an offer contingent on the sale of your current home can help to ease the transition from one home to another. This can be accomplished through a longer escrow, or through a rent-back period after the close of escrow.

It’s important to note that offer contingencies do put you at a competitive disadvantage. Buyers with contingencies on the sale of a home do not get the best deal. When the buying market is highly competitive, as it is now, the most competitive offers are often all-cash, non-contingent, with quick escrows. Yet another reason it’s critical to work with an experienced agent who knows how to make your offer more likely to be accepted and negotiate terms that work for your situation!

We are with you every step of the way, to maximize your return on your home sale in an efficient and strategic process, and get you into a home you will love.

Selling Your Current Home and Buying Another: Our Best San Francisco Bay Area Realtors Can Help!

With over 20 years of experience and ~800 successful transactions in the San Francisco Bay Area real estate market, our team of top local Realtors has the knowledge and skills to help you reach your goals. As well-regarded, veteran agents, we also have an extensive network of local professionals and top agents in other markets and regions to connect you with great results in your home listing prep and the search for your next home, wherever that may be.

If you have any questions that we didn’t cover above, or if you have a different question about the process of buying or selling a home in the San Francisco Bay Area, please don’t hesitate to reach out. We are here to serve. Contact Vivre Real Estate today!


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Sign up for the Vivre Real Estate newsletter to receive twice-monthly updates and insights on all things real estate, culture, events and more in the San Francisco Bay Area. We never sell or share your information.

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New Construction Condo for Sale in Noe Valley, San Francisco

Looking for a new construction luxury condo in Noe Valley, San Francisco? Here’s a great one!

Wait—did we say “luxury condo for sale in Noe Valley”? This week’s SFhotlist, aka Deal of the Week, is actually TWO luxury, brand new construction condos here in Noe Valley with beautiful southern outlooks.

However, the one we’ll focus on is the upper unit. No yard, and the garage is a little tight… but with everything it has going for it, we think this one will sell quickly!

Key Details:

My Highlights:

If you are interested, just contact me and I will get you all the details!

Want to buy or search homes for sale and luxury condos in Noe Valley, San Francisco? Have a property to sell and want to work with the best real estate agents in Noe Valley? We can help! Our experienced team of Noe Valley Realtors has a long and proven track record as negotiations experts in Noe Valley, San Francisco and around the Bay Area, with hundreds of 5-star San Francisco Realtor reviews.


Don’t Miss a Beat

Sign up for the Vivre Real Estate newsletter to receive twice-monthly updates and insights on all things real estate, culture, events and more in the San Francisco Bay Area. We never sell or share your information.

Click here to subscribe!


The Deal of the Week is provided by Danielle Lazier and Vivre Real Estate as a member of the San Francisco Multiple Listing Service. Vivre Real Estate is not the listing agent. This is not a solicitation of any active listing. This is a throwback to the aughts when Danielle launched her business with the SFhotlist blog, showcasing the best listings and opportunities for her network of home buyers and interested parties.

Noe Valley Coming Soon Real Estate Listings

We did a sneak preview today of this coming soon single-family Victorian home for sale in a prime location of the popular Noe Valley neighborhood in San Francisco.

My “assistant” checking out the view.

Key Details:

My Highlights:

If you are interested, just contact me I will get you all the details!

If you are looking to buy or search homes for sale in Noe Valley, San Francisco, or if you have a property to sell and want to work with the best real estate agents in Noe Valley, we can help. Our team of Noe Valley Realtors has a proven track record as negotiations experts in Noe Valley, San Francisco and the greater Bay Area, with hundreds of 5-star San Francisco Realtor reviews.


Don’t Miss a Beat

Sign up for the Vivre Real Estate newsletter to receive twice-monthly updates and insights on all things real estate, culture, events and more in the San Francisco Bay Area. We never sell or share your information.

Click here to subscribe!


The Deal of the Week is provided by Danielle Lazier and Vivre Real Estate as a member of the San Francisco Multiple Listing Service. Vivre Real Estate is not the listing agent. This is not a solicitation of any active listing. This is a throwback to the aughts when Danielle launched her business with the SFhotlist blog, showcasing the best listings and opportunities for her network of home buyers and interested parties.

It feels kinda funny calling $4.5M a deal, but this is SF… Big homes that work well and are in good condition are not a dime a dozen!

If it fits your budget, this one is a real prize.

Key Details:

My Highlights:

If you are interested, email me at [email protected] and I will get you all the details.


Don’t Miss a Beat

Sign up for the Vivre Real Estate newsletter to receive twice-monthly updates and insights on all things real estate, culture, events and more in the San Francisco Bay Area. We never sell or share your information.

Click here to subscribe!


The Deal of the Week is provided by Danielle Lazier and Vivre Real Estate as a member of the San Francisco Multiple Listing Service. Vivre Real Estate is not the listing agent. This is not a solicitation of any active listing. This is a throwback to the aughts when Danielle launched her business with the SFhotlist blog, showcasing the best listings and opportunities for her network of home buyers and interested parties.

Choosing Your Realtor in the San Francisco Bay Area

With over 5,000 real estate agents in the city of San Francisco alone, at well over 100 real estate companies big and small around the Bay, your choice of San Francisco Bay Area Realtors® is even more extensive than your choice of actual homes for sale, given our chronically low supply of listing inventory.

Considering how much is at stake in our expensive and competitive housing market, is it so crazy to think it really matters whom you hire when buying or selling a home?

With hundreds of transactions under our belt and decades of experience, here at Vivre Real Estate, we know it matters a lot. The stakes of a real estate transaction are formidable, both personally and financially. Ultimately, your choice of representation translates directly to your bottom line, not to mention how well you retain your sanity along the way.

So, when it’s time to hire a realtor, whom do you choose? The bespoke marketing and personalized guidance of a boutique real estate company? Or maybe the robust agent network and organized infrastructure of a big-box brokerage?

There’s no need to choose. 

We created Vivre Real Estate so you would not have to choose between a small boutique out on their own or a one-size-fits-all corporate brand where your listing may get lost in the shuffle. At Vivre, we are a boutique brand backed by the best in technology, marketing, agent network, and legal/administrative support. 

Imagine a heartfelt, mom-and-pop bookshop with the full force and selection of Amazon behind it. That’s the idea. 

Vivre Real Estate is:

Not a large corporate brokerage, with agents at all ends of the competence spectrum.

The best way to describe our team is curated. Top to bottom, Vivre is composed of intelligent, street-smart, full-time real estate and marketing professionals. We dedicate our hearts and minds to studying the market, identifying opportunities, expanding our network, and honing our skills to negotiate the best deal for you, whether you are a home buyer or seller.

Not a cookie-cutter copy of what you’ve seen before, with hundreds of agents marketing homes in the same way.

At corporate real estate companies, dominant “market share” really means as much as 40% of local agents using the same fonts, colors and design templates to market listings. We operate independently and creatively. Our small-batch, self-determined structure allows us the freedom to market properties in a more bespoke and exclusive way that is custom-tailored to your property.

Not a start-up.

While our Vivre brand is relatively new, our agents and staff are anything but. We are deeply networked industry veterans with the reputation, contacts, behind-the-scenes support, and decades of San Francisco Bay Area real estate experience that it takes to exceed your goals — even in challenging market conditions or complicated transactions. And we have a long track record of client success and hundreds of 5-star reviews to prove it.

A boutique experience with powerful behind the scenes support.

It took some time to find the right fit. After decades in the San Francisco Bay Area real estate market, our goal was to combine the benefits of a boutique agency with the robust support and network of a bigger company. 

Side is the only real estate technology company that exclusively partners with high-performing agents, teams and independent brokerages to transform them into market-leading boutique brands and businesses. This powerful concept is relatively new on the real estate scene, but it has already attracted some of the country’s top agents. Side partners are a diverse group with different models and business specialties. We have worked with a number of brokerages over the years. The community and network at Side are top-notch.

In good company.

We are very proud of the Side network and our collective of fellow partners and leading real estate agents.

Collage of 280 company logos of Side real estate partner brands

Our partnership with Side provides a potent framework of tech, legal and administrative support. As a result, we get to focus all our individual strengths on you, on our own terms, without sacrificing the benefits of a bigger brokerage.

Enhancing Home Life in the San Francisco Bay Area

With so many real estate companies out there, there are a lot of good choices. We created Vivre Real Estate not just to stand out in our crowded SF Bay Area real estate marketplace, but to be something we are proud to stand behind.

Vivre represents our values of trusted advisorship, powerful advocacy, and a healthy dash of style and charm. We aim to deliver not only the best possible results when you buy or sell a home, but also — and importantly — a pleasant, transparent experience along the way. After two decades of helping folks to buy and sell homes, we’ve found that this combination is the key to long-term, sustainable success. 

Now at Vivre, we are thrilled to offer it all up in a full-service real estate experience that is uniquely crafted to enhance your home life. When it comes time to buy your next home, sell your current home, or both, we are here to serve. 

Ready to live and experience life at home to its fullest? Let’s chat.


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Sign up for the Vivre Real Estate newsletter to receive twice-monthly updates and insights on all things real estate, culture, events and more in the San Francisco Bay Area. We never sell or share your information.

Click here to subscribe!

Fantastic Off-Market Properties and Where to Find Them in the Bay Area

Can you still find off-market real estate listings (aka “coming soon” properties) around the San Francisco Bay Area?

Real estate agents often promote their ability to access off-market properties, claiming that the brokerage they work for has exclusive access to a bevy of shadow inventory.

If you’re not opposed to us being quite blunt, the idea that an agent has access to a hidden trove of off-market properties, simply due to which company they work for, is highly exaggerated.

Historically, an agent’s access to pocket listings was based on their years in the business and depth of contacts in the real estate industry. All of this changed significantly in 2020 with the new MLS rules.

What is the Clear Cooperation Policy?

Beginning in 2020, the California Association of Realtors, including San Francisco and the Greater Bay Area, adopted what is called the “Clear Cooperation Policy.” Put plainly, all listings must be entered in the MLS as either “active” or “coming soon” by the next business day if you are advertising a property for sale.

If you want to be excluded from this rule, the listing agent can only promote the listing for sale within their own brokerage. If the listing agent promotes, communicates (even with a phone call or text to an agent), or advertises the home in any way outside of their brokerage, they must add the listing to the MLS for cooperation with all other agents within one business day.

Can you still sell your home privately in the Bay Area?

It is true that some select sellers want and need total privacy when selling their home. While this remains an option, the process cannot involve any public marketing.

For the vast majority of home sellers, they want the highest possible price. Would you disagree that, 99.9% of the time, the best chance of getting top dollar is to publicly market the home for sale?

So, in theory, there are still truly off-market properties available. In practice, this is a tiny fraction of the market. Of course, when it comes to finding the right home for you, we search high and low to include all the off-market and coming soon listings provided by our robust agent network and connections made throughout nearly two decades in Bay Area real estate.

Thinking of selling your San Francisco Bay Area home?

At Vivre Real Estate, we’re all about enhancing your home life — whether that means finding your next home that checks all the boxes, or enhancing your current home to net and negotiate the highest possible price.

If you are considering your options to sell, or buy and sell, a home in the San Francisco Bay Area, please don’t hesitate to reach out for a no-pressure consultation. We are always happy to hear from you and discuss your options! Get in touch today.


Don’t Miss a Beat

Sign up for the Vivre Real Estate newsletter to receive twice-monthly updates and insights on all things real estate, culture, events and more in the San Francisco Bay Area. We never sell or share your information.

Click here to subscribe!

Back in the day, I compiled standout SF real estate listings on my SFhotlist blog. (Those of you who go way back might remember!) Part of the fun of being an agent is seeing and sharing all these amazing homes.

In that spirit, I present the Deal of the Week!

Spotted on broker tour, this Victorian cottage in Dolores Heights is converted and renovated into 2 delightful condos. And it just had a huge price cut!

Here’s some info:

If you are interested, email me at [email protected] and I will get you all the details.


Don’t Miss a Beat

Sign up for the Vivre Real Estate newsletter to receive twice-monthly updates and insights on all things real estate, culture, events and more in the San Francisco Bay Area. We never sell or share your information.

Click here to subscribe!


The deal of the week is provided by Danielle Lazier and Vivre Real Estate as a member of the San Francisco Multiple Listing Service. Vivre Real Estate is not the listing agent. This is not a solicitation of any active listing. This is a throwback to the aughts when Danielle launched her business with the SFhotlist blog, showcasing the best listings and opportunities for her network of home buyers and interested parties. 

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