San Francisco Real Estate, September 2019

Source: Compass

It is impossible to know how median and average value statistics apply to any particular home without a specific comparative market analysis. These analyses were made in good faith with data from sources deemed reliable, but may contain errors and are subject to revision. It is not our intent to convince you of a particular position, but to attempt to provide straightforward data and analysis, so you can make your own informed decisions. Median and average statistics are enormous generalities: There are hundreds of different markets in San Francisco and the Bay Area, each with its own unique dynamics. Median prices and average dollar per square foot values can be and often are affected by other factors besides changes in fair market value. Longer term trends are much more meaningful than short-term.

Compass is a real estate broker licensed by the State of California, DRE 01527235. Equal Housing Opportunity. This report has been prepared solely for information purposes. The information herein is based on or derived from information generally available to the public and/or from sources believed to be reliable. No representation or warranty can be given with respect to the accuracy or completeness of the information. Compass disclaims any and all liability relating to this report, including without limitation any express or implied representations or warranties for statements contained in, and omissions from, the report. Nothing contained herein is intended to be or should be read as any regulatory, legal, tax, accounting or other advice and Compass does not provide such advice. All opinions are subject to change without notice. Compass makes no representation regarding the accuracy of any statements regarding any references to the laws, statutes or regulations of any state are those of the author(s). Past performance is no guarantee of future results.

San Francisco Real Estate, August 2019

Sales & Values by District and Price Segment, Special Circumstance Sales, Market Seasonality, the Luxury Home Market & Foreign Buyers

 

The May Case-Shiller Home Price Index was released in late July for the 5-county SF metro area. This chart illustrates the difference in appreciation rates between the Bay Area (higher price markets) and the entire country. Case-Shiller does not use median sales prices but its own algorithm to calculate appreciation. January 2000 home price = 100; 250 = a home price 150% above that of Jan. 2000.

Needless to say, there are many factors behind home sales and values in different communities. Home size is one of them, and median sales prices are not apples to apples comparisons: For example, in Pacific Heights, the average house size is over 4000 square feet, while in Sunnyside, it runs about 1500 square feet.

Note that it is not uncommon for median sales prices to peak for the year in Q2.

Market Dynamics by Realtor District

Q2 is commonly the hottest market of the calendar year, and the statistics below generally reflect a very strong spring 2019 market.

Home Sales by Price Range

Of homes selling for under $1,000,000, over 80% were condos, co-ops and TICs, and most of those were smaller units.

Tenants, Fixer-Uppers, Homes without Parking, Homes with Golden Gate Bridge Views

Market Seasonality: The Autumn Spike,

Then the Winter Doldrums

Though spring is the biggest overall selling season in San Francisco, the single month with the highest number of new listings is typically September. This big surge fuels the relatively short autumn selling season – highlighted by the dramatic spike in sales in October. In November, activity begins to plunge for the mid-winter holidays – though homes continue to sell in every season.

Seasonality: New Listings by Month

New Listings – Long-Term Trends,
12-Month Rolling Figures

Seasonality: Listings Going into Contract
by Month

Higher-Price Home Sales

The central greater Noe-Eureka-Cole Valleys district now has the highest number of home sales over $2 million, but the northern Pacific Heights-Cow Hollow district dominates sales of $5 million and above.
The SF luxury home market is even more dramatically driven by seasonality than the general market. September often sees a tremendous burst of new listings. October is sometimes the single month with the most luxury house sales.

Long-Term Appreciation Trends by District

Though prices vary, appreciation trend lines since the recovery began in 2012 are often relatively similar.

In the next chart, we combine house sales across the swathe of older, prestige neighborhoods that run across the north of the city – generally speaking, a region of larger houses and higher prices. (Putting them on the chart above would flatten the other trend lines due to issues of scale.) None of these neighborhoods have that many sales – and some have very, very few – so we combine them to increase statistical reliability. Though they are all high-price, prices do vary considerably between them.

Median Two-Bedroom Condo Prices

by Realtor District

There is significantly less variation in condo prices in most of the neighborhoods of SF than there is with houses. Much of this has to do with all the new construction that has occurred in the last 20 years. Probably the greatest differences in condo values are between those on lower floors and those on higher floors of new luxury high-rises.

Percentage of Sales Selling for Over List Price
by Property Type

Median Percentage of Sales Price to List Price
by Property Type

Foreign National Home Buying Tumbles

According to a new report by the National Association of Realtors – based on a survey of its member agents – the purchase of U.S. homes by foreign nationals plunged in the 12 months through March 2019. The drop was particularly steep for Chinese nationals, for whom California (and the Bay Area, in particular) has been the top destination.

Stock Market Trends

The last 12 months have been an extremely dramatic time for financial markets as illustrated below. The alternating confidence and fear generated by its swings have been considerable factors in Bay Area real estate markets. A parallel dynamic has occurred with the swings in interest rates.

The spring burst in high-tech IPOs in San Francisco also played a role in the heat of the Q2 market.

Source: Compass

It is impossible to know how median and average value statistics apply to any particular home without a specific comparative market analysis. These analyses were made in good faith with data from sources deemed reliable, but may contain errors and are subject to revision. It is not our intent to convince you of a particular position, but to attempt to provide straightforward data and analysis, so you can make your own informed decisions. Median and average statistics are enormous generalities: There are hundreds of different markets in San Francisco and the Bay Area, each with its own unique dynamics. Median prices and average dollar per square foot values can be and often are affected by other factors besides changes in fair market value. Longer term trends are much more meaningful than short-term.

Compass is a real estate broker licensed by the State of California, DRE 01527235. Equal Housing Opportunity. This report has been prepared solely for information purposes. The information herein is based on or derived from information generally available to the public and/or from sources believed to be reliable. No representation or warranty can be given with respect to the accuracy or completeness of the information. Compass disclaims any and all liability relating to this report, including without limitation any express or implied representations or warranties for statements contained in, and omissions from, the report. Nothing contained herein is intended to be or should be read as any regulatory, legal, tax, accounting or other advice and Compass does not provide such advice. All opinions are subject to change without notice. Compass makes no representation regarding the accuracy of any statements regarding any references to the laws, statutes or regulations of any state are those of the author(s). Past performance is no guarantee of future results.

San Francisco Real Estate, July 2019

 

San Francisco Bay Area Home Prices
by City, Town & Selected City Neighborhoods

Source: Compass

It is impossible to know how median and average value statistics apply to any particular home without a specific comparative market analysis. These analyses were made in good faith with data from sources deemed reliable, but may contain errors and are subject to revision. It is not our intent to convince you of a particular position, but to attempt to provide straightforward data and analysis, so you can make your own informed decisions. Median and average statistics are enormous generalities: There are hundreds of different markets in San Francisco and the Bay Area, each with its own unique dynamics. Median prices and average dollar per square foot values can be and often are affected by other factors besides changes in fair market value. Longer term trends are much more meaningful than short-term.

Compass is a real estate broker licensed by the State of California, DRE 01527235. Equal Housing Opportunity. This report has been prepared solely for information purposes. The information herein is based on or derived from information generally available to the public and/or from sources believed to be reliable. No representation or warranty can be given with respect to the accuracy or completeness of the information. Compass disclaims any and all liability relating to this report, including without limitation any express or implied representations or warranties for statements contained in, and omissions from, the report. Nothing contained herein is intended to be or should be read as any regulatory, legal, tax, accounting or other advice and Compass does not provide such advice. All opinions are subject to change without notice. Compass makes no representation regarding the accuracy of any statements regarding any references to the laws, statutes or regulations of any state are those of the author(s). Past performance is no guarantee of future results.

San Francisco Real Estate, June 2019

Source: Compass

It is impossible to know how median and average value statistics apply to any particular home without a specific comparative market analysis. These analyses were made in good faith with data from sources deemed reliable, but may contain errors and are subject to revision. It is not our intent to convince you of a particular position, but to attempt to provide straightforward data and analysis, so you can make your own informed decisions. Median and average statistics are enormous generalities: There are hundreds of different markets in San Francisco and the Bay Area, each with its own unique dynamics. Median prices and average dollar per square foot values can be and often are affected by other factors besides changes in fair market value. Longer term trends are much more meaningful than short-term.

Compass is a real estate broker licensed by the State of California, DRE 01527235. Equal Housing Opportunity. This report has been prepared solely for information purposes. The information herein is based on or derived from information generally available to the public and/or from sources believed to be reliable. No representation or warranty can be given with respect to the accuracy or completeness of the information. Compass disclaims any and all liability relating to this report, including without limitation any express or implied representations or warranties for statements contained in, and omissions from, the report. Nothing contained herein is intended to be or should be read as any regulatory, legal, tax, accounting or other advice and Compass does not provide such advice. All opinions are subject to change without notice. Compass makes no representation regarding the accuracy of any statements regarding any references to the laws, statutes or regulations of any state are those of the author(s). Past performance is no guarantee of future results.

Education in San Francisco Bay Area—Values and Opportunities

Education in San Francisco Bay Area—Values and Opportunities

 

Education is Highly Valued

  • One of the two most highly educated workforces in the country. The demand for technology workers and the high salaries they earn are draws for the best and brightest.
  • World’s finest colleges, universities and public and private schools for children.
  • Culture that values education, creativity and innovation.

 

Education Age 18 and under:

  • Some of the most highly ranked public schools in the United States.
  • Public education is funded largely by property taxes. Because real estate in the Bay Area is so valuable, the property taxes provide abundant amounts of money to nurture some of the best public schools in the country.
  • Wealthy residents make significant donations for athletic, technology and media centers, making these schools showplaces and providing world-class facilities (for example, a private party recently donated $20 million to Palo Alto High School to rebuild the athletic facilities there).
  • Silicon Valley elite fund excellent private schools and their children attend (Steve Job’s daughters attend the Castilleja School in Old Palo Alto for example).

 

Colleges and Universities

  • Stanford University and the University of California, Berkeley are two top institutions of higher education in the Bay Area.
  • There are many other fine colleges in the Bay Area that offer a wide variety of educational programs, including art schools, women’s colleges and seminaries.
  • The largest number of top-ten ranked graduate programs in business, law, medicine and engineering in the nation are located in the Bay Area.

 

The Big Secret! How to Get into a Top University of California School without a Great High School Record

  • The highly acclaimed California Community College System.
  • Largest system of higher education in the world, serving more than 2.4 million students with a wide variety of educational and career goals.
  • Admits everyone.
  • Offers an ease (academically, socially and financially) into college life.
  • Feeds into the UC system.
  • Named degree is from a highly respected UC (You may or may not want to share your personal history here).

 

 

Keys to Getting into a Great College (I wouldn’t put this in writing, but these are in priority order for most schools.)

  • GPA: Grade Point Average
    • The GPA measures a student’s high school academic performance by assigning weights to courses and numbers (from 4.0 for an A to 0.0 for a failing grade) and then averaging these over the course of the high school career. A GPA of 4.0 is considered perfect, although students can earn higher than a 4.0 GPA by taking and excelling in advanced placement courses.
    • The UC system only considers classes from grades 10 and 11 in their GPA calculation for admission. Not every class counts toward the GPA. The list of classes that are included in their calculation is available on their website.
  • Standardized Test scores
    • There are two major testing services—the SAT and the ACT—which measure a student’s accumulated knowledge on math, science, reading and writing. Many schools will accept either SAT or ACT scores. There is a movement to eliminate the need for these standardized test scores among some colleges, but most top tier colleges still require them.
  • Extra-curricular Activities
    • Focus on quality, not quantity. It’s better to spend 15 years playing the violin or dancing ballet and to be really passionate and excellent at one activity vs. having a large number of different activities. The top schools have many, many applicants with excellent GPA’s and test scores. They are looking for what makes a student special and extra-curricular activities can provide that advantage.
    • Leadership is key. Taking a leadership position (editor of the high school paper, captain of the debate team, etc.) sets the student apart.
  • Essays
    • The experience and emotion is more important than the writing.
    • Avoid the standard essays—Volunteering in a third world country, death of a family member, divorce, etc. Admissions counselors see way too many of these. Make the essay about something that is unique to the applicant.
    • There are many consultants who know what colleges are looking for, and who can help give students an edge in this area.
  • Recommendations
    • Students should build a strong relationship with at least one teacher in a core academic subject (math, science, history, English) during their sophomore or junior years.
    • Students should have one other strong recommendation from another area—another academic subject, sports, extra-curricular activities, part-time work, etc.

 

Getting into an Ivy League or Top University is becoming increasing difficult

  • The San Francisco Bay Area has a culture that values education and will motivate students to do well and achieve.
  • There are many, many role models in the Bay Area with undergraduate and graduate degrees from prestigious colleges. Meeting and interacting with these people is inspiring and encourages higher education.
  • The San Francisco Bay Area is rich with assistance to help achieve high educational goals: Tutors (from Stanford or top high schools), educational services and college counselors abound.
  • Area high schools have many, many opportunities for students to find their niche. For example, at Palo Alto High School, clubs range from Acts of Random Kindness to the Zero Robotics Club.

 

Extra Tips:

  • Maintain a High GPA: Most colleges encourage AP courses and a challenging curriculum. That’s the ideal. But as admissions applications continue to increase, there is less time to look at each application individually. GPA’s and standardized test scores act as gatekeepers to eliminate a student or move a student along in the admissions process. Students should take the most challenging courses they can handle, but if it comes down to the grade or the challenge, pick the grade.
  • Prepare for Standardized Tests: Almost every student who aspires to a top-notch school rigorously prepares for the standardized tests. Prep methods vary from free online prep, to group classes to costly tutors who charge by the hour.

 

Summary: There is no better environment to educate, nurture and provide role models to high-achieving children than the San Francisco Bay Area.

 

 

舊金山灣區教育——价值和機遇

舊金山灣區教育——价值和機遇

 

教育受到高度重視

  • 这里是美國勞動力受高等教育程度最高的两个地区之一。對科技人员的大量需求以及優厚的工資吸引了全国乃至全世界最優秀的人才。
  • 拥有世界上最好的學院,大學和公立和私立中小學校。
  • 重视教育,創造和創新的文化。

 

18以下(包括18岁)人群的教育:

  • 拥有一些全美排名最高的公立學校。
  • 公眾教育的主要資金来源是物業稅。 由於在海灣地區房地產价格非常寶貴,因此物業稅可以提供充裕的資金,培育出了全美最好的公立學校。
  • 富裕的居民为当地的運動,科技和媒體中心捐出大量资金,使得学校成为当地的一处风景同时也给它们提供了世界一流的設施(例如,一個私人团体最近捐贈2000萬美元为Palo Alto High School更新了原有的體育設施)。
  • 矽谷精英也出资建立了一些优秀的私立学校,讓他們的子女也在那里上学。例如:(史蒂夫喬布斯的女兒在Palo Alto的Castilleja学校就讀)。

 

高校情况

  • 斯坦福大學和加州大學伯克利分校是海灣地區的兩個頂級高等学府。
  • 在海灣地區也有許多其它较好的學院,提供各種課程,包括藝術學校,女子學院和神學院。
  • 这里拥有全美數量最多的排名前十的商業,法律,醫學和工程专业研究生課程项目。

 

大揭秘! 如何在没有良好的高中成绩下進入加州頂尖大學和学院?

  • 備受好評的加州社區學院系統。
  • 世界上最大的高等教育体系,为超過240萬带着各種各樣的教育和职业願景的學生服务。
  • 认可每個人。
  • 为学生的大學生活(學術,社會和財政方面)提供便利。
  • 爲加州大學注入新鮮活力
  • 聲名卓著的加州大学學位證(您可以或也可以不在這裡透露你的個人經歷)。

 

进入到一所伟大學院的关键(我本不想把这些写下来,但是大多数学校都是按以下的优先级顺序。)

  • GPA:平均绩点

GPA 用于评估学生的高中学习表现,通過设定不同课程的權重,成績:(從4.0為A至0.0為不及格),然後把一个学生在整个高中生涯的绩点相加再平均便得到这些学生的GPA。GPA为4.0是满分,不过學生也可以通過修学其它课程并表现突出来修到超过4.0的GPA。

  • 加州大學系統只把学生10和11年级的绩点列入入学标准的考查范围,并不是每個班级都对GPA有要求。您可在他們的網站上查看到这些班级的具体信息。
  • 標準化考試成績
    • 有兩種主要的測試服務——SAT 和ACT—— 此類测试是用于评估學生在數學,科學,閱讀和寫作方面積累的知識。很多學校既认可SAT也认可ACT成績。不过现在出现了一种新趋势,那便是一些学院省去了这些標準化考試成績,但大多數頂級高校仍然对此类考试的成绩有所要求。
  • 課外活動
    • 注重質量,而不是數量。 一个学生最好是能花15年的时间去学拉琴或跳芭蕾舞,或是对某一个活动拥有真正的熱情和并且做得很出色而不是参与许多活動與但是不能持之以恒或表现平庸。申请頂級學校的学生很多具有優良的GPA成績及考試成績,因而那些顶尖高校正在尋找那些很特别的學生,那些在課外活動表现突出的学生在这方面便会有優勢。
    • 領導力是關鍵。从事一个领导性的事务能让学生脱颖而出(例如高中校报的主编,辩论隊長等 )。
  • 文章
    • 学生的經驗和情感比文章本身更重要。
    • 避免了標準化的文章——如自愿在一個第三世界國家服务,一個家庭成員的死亡,離婚等 ,入学顾问看了太多的这方面的东西。要使得写出的文章要是申請者个人独一无二的。
    • 有很多顧問知道院校在找什麼样的学生,他们可以给出很多建议帮助学生在这一方面獲得優勢。
  • 建議
    • 學生在高二或高三年期間應與至少一名核心學科教師建立密切關係(數學,科學,歷史,英語)。
    • 學生應該在其它领域变现突出获得推荐 – 例如其它學科,體育,課外活動,兼職工作等。

 

進入常春藤盟或頂尖大學變得越來越困難

  • 舊金山灣區有着重視教育,鼓勵學生去做得更好來实现梦想的文化。
  • 在湾区有很多的获得名校本科和研究生學位的社会楷模。 與這些人见面交谈往往会得到启发并鼓勵。
  • 舊金山灣區有豐富的求助资源可以幫助您實現高等教育目標:導師(從斯坦福或頂部高中),教育服務和高校輔導員比比皆是。
  • 湾区的高中为學生提供了很多的機會帮助他们找到自己人生的定位 。例如,在Palo Alto High School(帕洛阿爾托高中)既有隨时行善俱樂部也有Zero機器人俱樂部。

 

額外提示:

  • 保持一個高的GPA:大部分學院鼓勵学生学习AP課程和具有挑戰性的課程。這是非常理想的。但是随着入學申請的不斷增加 ,很少會有人有时间仔细看每个人的申请材料。GPA成绩或是标准化考试成绩是 很多学校選擇學生的门槛,只有过了这个门槛学校才会继续考察一个學生覺得最終是否錄取 。學生应该选择最具挑戰性的課程,但是如果是在科目的挑战性和最终成绩之间二选一的话,请选择成绩。
  • 如何準備標準化考試:幾乎每一個渴望上一流的學校的学生都會非常认真的 準備標準化考試。准备方法根据上课的方式——网上课程,班集体的课程还是按小时收费的家教课程——各不相同。

 

總結:舊金山灣區能为成绩优良的孩子提供的教育環境,自然环境,学习榜樣是世界上任何其它地方都无法比拟的。

 

 

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