So far, the first two months of 2020 have been very active for real estate. The weather has been spring-like, bringing buyers out to compete for properties. The majority of "quality" listings are still experiencing multiple offers situations while the over-priced properties languish on the market. The lesson learned is pricing your property competitively with neighbouring competition is the key for success. Of course, as a seller its always better to be one of a few vs. one of many (so plan accordingly).

January is normally a quiet month in terms of market activity, but this January was a repeat of last January with unusual high activity. Coming on the heels of a mediocre fall market we may be on to a new seasonal dynamic in San Francisco.

The fall market is generally a time when sellers were advised to sell, summer vacations are over and kids are back to school. But the last two fall cycles- buyers were not buying and waited until January and February to kick it up. The dynamic is changing, logic prevails, it’s still all about supply and demand. When inventory is high, buyers have choice, which equates to negotiating power.

Looking back at an overview of the 2019 Bay Area market, after years of high appreciation rates, median home prices went down a bit, went up a little bit or remained unchanged as compared to 2018; depending on where you lived. San Francisco hit new quarterly price highs in spring of 2019 (amid all the IPO excitement), but ended up the year flat for houses and a little up for condos. Since there has been so much new luxury condo construction in recent years, year-over-year median price comparisons from 2016 to 2019 may not be exactly apples to apples.

Looking back at an overview of the 2019 Bay Area market, after years of high appreciation rates, median home prices went down a bit, went up a little bit or remained unchanged as compared to 2018; depending on where you lived. San Francisco hit new quarterly price highs in spring of 2019 (amid all the IPO excitement), but ended up the year flat for houses and a little up for condos. Since there has been so much new luxury condo construction in recent years, year-over-year median price comparisons from 2016 to 2019 may not be exactly apples to apples.

Welcome to fall; there is a lot happening in the market so let’s get right into it. First, from a big picture Bay Area view of the market, prices were down 2.4% on a year-over-year basis. Keep in mind this is a “summer” number and late summer is generally slow in terms of activity. Also, the sales activity numbers took a large hit; the lowest number of sales in nine years.

Effective September 3rd, under the Community Opportunity to Purchase Act, there are stringent new requirements regarding the listing and sale of SF 3+ residential unit buildings (and lots). Very generally, these entail giving qualified non-profits, a "Right of First Offer" before listing and, under specific circumstances, a subsequent "Right of First Refusal." The San Francisco Association of Realtors has prepared a detailed advisory requiring the Act, which is available upon request.

On the heels of my last report in April, the market continues to pick up pace in most all price-points in San Francisco.  A confluence of positive economic factors sent San Francisco median home sales prices to new peaks in Q2. On a quarterly basis, the median house sales price hit $1,700,000; $80,000 above the previous peak in Q2 2018 – powered by a monthly high of $1,770,000 achieved in June.

An interesting 2019 so far: Stock markets have hit new peaks; interest rates have hit multi-year lows; the SF unemployment rate dropped to a historic low; Bay Area unicorn IPOs have rolled out one after the other; SF residential and office rents have ticked up; consumer, corporate and governmental debt levels - nationally and internationally, across virtually every sector - have hit all-time highs; and SF median home prices hit new peaks in Q2.