Just Sold! Noe Valley Jewel Box Victorian

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Just SOLD! Noe Valley Jewel Box Victorian with Bay Views

403 28th St | Noe Valley | San Francisco

3 Bed | 3 Bath | 1500SF | Built 1912 | Bonus Unit

Offered for $1,599,000
SOLD for $1,730,000
Listing Representation

Built in 1912, combining the charm of the turn of the century with modern updates, this Noe Valley jewel box is on a quaint tree-lined street. Bay views from the living room with French doors leading to the lovely south facing garden accessed from all levels.

Lower 1 bedroom bonus in-law with a private exterior entrance and open plan dining-living-kitchen with patio. Includes one car garage with laundry. Zoned RH-2. 

CYNTHIA PALMER | Vanguard Properties | SAN FRANCISCO & WINE COUNTRY | Realtor, Lic #01445659

Dedicated to You!

#cynthiapalmer #vanguardproperties #marketleader #sanfrancisco #noevalley #victorianhome #homesforsale #listingagent #buyahome #sellahome #luxuryrealestate #listingagent #realestate #winecountry #sanfranciscohomes #dedicatedtoyou 


Inspiring Waterfall on Anselmo Vineyard - 7 Hills Ranch

 
 

Touring Vineyard-Ranch Property 

During our tour, my brave client shot this video of the waterfall at Anselmo Vineyards-7 Hills Ranch. There is also a hydro-electric plant on the ranch, leased by PGE. The POWER of water:)) California Wine Country property is truly inspiring!

And Check out the Event Center on the Vineyard Property!!

CYNTHIA PALMER, | Vanguard Properties | SAN FRANCISCO & WINE COUNTRY | Realtor Lic #01445659

Dedicated to You!

#rewards #nature #winecountry #waterfall #waterpower #hydroelectric #vineyard #ranchproperty #cynthiapalmer #winecountryrealtor #sanfranciscorealtor #topproducer #homesforsale #landforsale #highheelstohikingboots #vanguardproperties #sanfrancisco #marketleader #listingagent #homebuyers #sanfrancisco #winecountry #napa #sonoma #dedicatedtoyou


2018 Interior Design #trends

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What's out and coming in?

I like to keep my eye on the latest interior design trends to make updates to my home and to make recommendations to clients! Sometimes the simplest change can make a magnificent impact and add value and appeal to your homes interior!

KITCHENS 

OUT: All white and stainless
IN: Colored wood-tone cabinets, countertops and copper, concrete and granite. 
IN: Hiding appliances to make the space larger

DESIGN CHOICES

IN: Metallics. Deco inspired ‘Rose Gold’ from flatware to wallpaper, home accessories and appliances in kitchen and bath
IN: Natural Materials like sodalite accessories
IN: Repurposed items. Think vintage, stereo speaker side table

LIVING SPACES

OUT: Neutral Wall Colors
IN: Tiled or textured feature walls and saturated, jewel tone wall color (started in 2017 and continuing in 2018)
IN: Wallpaper is back, nature inspired and modern used in creative ways to crate bold statements
IN: Open plan living-dining with remodels to create a flow and bring back socializing

FURNITURE:

OUT: Modular and heavy angle furniture
IN: Curves and organic shapes with soft lines in sofas, chairs, bar carts and rugs
IN: Contemporary well designed and well-made furniture for a certain period in the buyers life 

Hire an interior designer or try your own interior design hand to make the latest updates to your home!

CYNTHIA PALMER | Vanguard Properties | SAN FRANCISCO AND WINE COUNTRY | Realtor Lic #01446569

#interiordesign #2018designtrends #diydesign #beautifulhomes #howto #sanfranciscolife #winecountryliving #cynthiapalmer #realestateagent #vanguardproperties #sanfranciscorealestate #homesforsale #sanfrancisco #healdsburg #homesforsale #marketleader #marketshare #listingagent #homebuyers #sanfrancisco #winecountry #napa #sonoma #marketleader #listingagent #buyersagent #dedicatedtoyou


OPEN Sunday! Sonoma Wine Country Estate

21825 Pearson Ave, Sonoma, CA 95476 

Offered for $1,595,000

3 Bed | 2 Bath | 3400 SF
1.5 Acre Lot | Finished Barn | Pasture
Suitable for Vineyard | Horses | Farm

OPEN HOUSE | Sun 3/11 | 1:00-4:00PM

Quintessential Sonoma County Country Colonial Revival Property located minutes to Sonoma Town Plaza. Charming 1.5 Acre property with multiple possibilities to create a gorgeous country estate. Acreage suitable for small hobby vineyard, horses or farming. Finished Barn for wine making, art or exercise studio. 

For further information and Gallery Photos > 

CYNTHIA PALMER | Vanguard Properties | SAN FRANCISCO & WINE COUNTRY Realtor, Lic #01445659 | Dedicated to You!


#21825pearsonave #sonomahomeforsale #sonomalife #winecountryliving #winecountryestate #vineyardproperty #horseproperty #barnproperty #farmproperty #justlistedsonoma #cynthiapalmer #vanguardproperties #sanfrancisco #healdsburg #homesforsale #marketleader #marketshare #listingagent #homebuyers #winecountry #napa #sonoma #dedicatedtoyou 


Time to DINE OUT! SF Restaurant Week 2018 is HERE!

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TIME TO DINE in SF!!

Over 132 Restaurants are participating in SF Restaurant Week from January 22 - 31st, 2018, presented by Golden Gate Restaurant Association.
Serving Prix-Fixe menus:
Lunch (2+course): $15 & $25 menus
Dinner (3+course): $40 & $65 menus

Showcasing a sample of food they love to cook, special offers or new dishes they are testing, the restaurants who don’t usually offer special prix-fixe menus are doing so for us this week!

From Boulette’s Larder for French cuisine to the popular Central Kitchen in the Mission, Vietnamese food at the elegant and historical Le Colonial to Spruce for American fine dining in Presidio Heights. 

This is a fabulous way to discover a new favorite restaurant, revist an old fave or try a new cuisine. Make reservations asap! 

Tag your pictures with #SFRW to be featured on Instagram @sfrestaurantweek.

Check out their website for participating restaurants. www.sfrestaurantweek.com Logo: Courtesy SF Restaurant Week.

I hope to see you dining out this week!! Come Say Hello!

Cynthia Palmer | Vanguard Properties | Realtor BRE#01445659 | SAN FRANCISCO & WINE COUNTRY | Dedicated to You! 

#diningout #mysfdining #niteout #sflifestyle #sfrestaurantweek2018 #wheretoeatinsf #cynthiapalmer #vanguardproperties #marketleader #sanfrancisco #winecountry #napa #sonoma #homesforsale #listingagent #buyersagent #marketshare #topproducer #dedicatedtoyou 

Recently Sold - San Francisco Smart Home

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Modern Stunner! 

67 Arago Street | San Francisco, CA 94112

4 Bed | 4 Bath | 1816SF

SOLD for $1,295,000 | November 2017

Overlooking Balboa Park, this sleek and modern fully detached home displays fine craftsmanship. With 4 Bedrooms and 3 Baths, the home features 3 master suites, with the main Master overlooking a fabulous oasis garden. Polished and beautifully designed, this is a Smart Home with white oak floors, an open floor plan, high ceilings and tons of natural light. The Chef's kitchen is on the main level boasting high-end finishes. Bonus...a wine cellar on the entry level. Close walk to BART! Buyer Representation.

CYNTHIA PALMER, REALTOR, BRE#01445659 | VANGUARD PROPERTIES | SAN FRANCISCO & WINE COUNTRY

Dedicated to You

SF Real Estate Market Update - November 2017

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Single family home values have now posted a fifth straight month of double digit gains, reaching a median price of $1.6MM for the first time. This time last year, the median home price was $1.4MM. There has been a significant disappearance of homes sold for under $1.1MM this year. The number of transactions in this price category have decreased by nearly 20%, as compared to last year. Much of this change has occurred in neighborhoods located in the southern portion of the City. As an example, homes sold in MLS District 3 (Ingleside, Oceanview, Lakeside etc) have experienced substantial pressure, seeing the median price go from $900K to nearly $1.1MM in just one year. The Portola neighborhood has experienced similar gains, with its median now coming in at just over $1MM. Currently, there is about a one-month supply of single family homes priced under $1MM.

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Single Family
$1,600,000

+14% year-over-year
+7% ten-year average

Condo/TIC
$1,170,000

+2% year-over-year
+5% ten-year average


MEDIAN

NEIGHBORHOOD VALUES

CONDOMINIUMS

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SINGLE FAMILY HOMES

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TOP FIVE SALES - CONDO/TIC/COOP

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1890 Vallejo St

$5,300,000
$1,601/SqFt
5 bed/4.0 baths
3,310 SqFt

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2066 Green St

$3,995,000
$1,612/SqFt
3 bed/3.0 baths
2,479 SqFt

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1338 Filbert St, C

$3,810,000
$1,474/SqFt
3 bed/3.5 baths
2,585 SqFt

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550 Davis St, 20

$3,425,000
$1,522/SqFt
3 bed/2.5 baths
2,251 SqFt

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1661 Beach St

$3,400,000
$1,210/SqFt
4 bed/3.0 baths
2,810 SqFt


TOP FIVE SALES - SINGLE FAMILY

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2636 Union St

$9,285,000
$1,626/SqFt
5 bed/4.5 baths
5,710 SqFt

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2440 Vallejo St

$9,250,000

5 bed/3.0 baths

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2190 Vallejo St

$7,930,000
$1,046/SqFt
7 bed/7.5 baths
7,580 SqFt

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2361 Broadway

$7,900,000
$1,470/SqFt
5 bed/3.5 baths
5,375 SqFt

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20 Walnut St

$7,500,000
$1,631/SqFt
5 bed/4.5 baths
4,598 SqFt

Dedicated to You! From high heels to hiking boots, Cynthia Palmer, Realtor, BRE# 01445659 with Vanguard Properties, is a lot City and a little bit Country representing buyers and sellers of fine residential homes, viticulture, agriculture and commercial property in San Francisco, Sonoma and Napa Wine Country. Connect with Cynthia to find out more about how to achieve success when buying or selling your home or property in the Bay Area.


How To! Drought Tolerant Gardens

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Installing a drought tolerant garden in your front or rear yard means you will be free from watering, contributing to water conservation and when done, your yard will likely be the envy of all of your neighbors. Drought tolerant landscaping uses natural features (berms, elevations, risers, mounds) and native plants to create interest.

The key item to establishing this landscape is to rent a piece of equipment called a Dingo (a piece of equipment that is like a mini Bobcat). This will help you establish your elevations and berms. Plot your garden on paper, so you know where your landscape will lie before beginning installation. 

1. Find your rocks - Locate your local quarry or rock supplier and determine which kind of rocks you will use for visual interest. The quarry will deliver and then it's up to your Dingo operator to position the rocks and soil. This can take a few days, so be patient as this is the base for your garden. Lay down flagstones for walk ways and watch as your garden matures and plants creep into the cracks. Rock-scaping will yield surprising results when integrating with your plants.

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2. Use a Landscaper - To install your drip system for those plants that require some water, and to install flagstone - it is suggested to use a landscaper. 

3. Choose your plants - Xeric (drought resistant) plants can be found at most nurseries. Think of heights and levels. Choose a few trees (serviceberry, dwarf conifers, a shade tree) and plant your flowering plants around them. Think of plants that bloom at different times of the year so you always have visual interest. Some plants may require some irrigation, so consider planting an "inferno strip" of plants that need zero water. Use a root stimulant to help establish the plants. With perennials, first they sleep and then they creep and leap, so give your garden time to fully bloom and integrate with the other plants before changing plants.

4. Some benefits - Remember xeric plants are desert plants. They can be planted in topsoil (not with compost), and don't need feeding so you can skip the expensive compost or organic mulch. Use gravel and don't use weed fabric. In affect, you will be saving money installing this landscape with out the need for amendments.

5. Some favorite drought tolerant plant varieties.

Inferno Strip:

  • Fernbush
  • Rabbit Brush
  • Apache Plume
  • Penstemons
  • Mirabilis
  • Sulphyr Buckwheat
  • Woolly Speedwell
  • Prairie Clover
  • Globe Mallow
  • Salvia azurea
  • Liatris
  • Poppy seeds
  • Scutterlaria
  • Blackfoot Daisy
  • Salvia Ultra Violet

Drought Tolerant:

  • Creeping Grey Germander
  • Hummingbird Mint - Attracts hummingbirds
  • Salvia
  • May Night
  • Cardonna
  • Walker's Low Catmint
  • Ice Plant
  • Veronicas groundcover (ots of color)
  • Penstemon
  • Dwarf Iris
  • Western Sundancer Daisy
  • Thrift-leaf Perky Sue
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Here are local Bay Area nurseries that grow drought tolerant plants. They are sure to help you determine which plants will meet your landscape design requirements for height, space, water and visual interest.

Dedicated to You! From high heels to hiking boots, Cynthia Palmer, Realtor, BRE# 01445659 with Vanguard Properties, is a lot city and a little bit country representing buyers and sellers of fine homes, viticulture, agriculture and commercial property in San Francisco, Sonoma and Napa Wine Country. Connect with Cynthia to find out more about how to achieve success when buying or selling your home or property in the Bay Area.

COLOR OF THE YEAR FOR 2017

Thinking of painting your walls with the latest trendy color choices? This year Pantone’s Color of the Year is “Greenery”, a color that will revitalize, refresh and rejuvenate. Used with other shades, it becomes a grounded neutral with vibrancy and brightness like fresh foliage. Use it as an accent color, with other neutrals or in accessories, throw pillows or a plant to re-connect with nature in your interior environment.

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Color schemes that pair with Greenery:

FATHOMLESS:

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DEEP ROOTED:

CALM IT DOWN:

Use an eggshell base coat to match the true color of the paint swatch and paint test patches to view your wall color in different lights during the day and evening. Gray, white and beige are still popular paint colors, though shades of green are now gracing the interiors of San Francisco Homes.

For more visit: www.pantone.com/color-of-the-year-2017 (Images Courtesy Pantone.com)

Dedicated to You! From high heels to hiking boots, Cynthia Palmer, Realtor, BRE# 01445659 with Vanguard Properties, is a lot city and a little bit country representing buyers and sellers of fine homes, viticulture, agriculture and commercial property in San Francisco, Sonoma and Napa Wine Country. Connect with Cynthia to find out more about how to achieve success when buying or selling your home or property in the Bay Area.

Front Door Feng Shui Made Easy

Looking for a strong front door for your home, to add that extra something that brings energy into your home? In the Chinese practice of Feng Shui, the front/main door is very important in a home or business. Your home's Chi or energy comes through the front door, so a balanced door is stronger and brings nourishing energy to those living within.

4 Front Door Features:

  1. Open Flow of Energy - Remove dead plants, cracked pots and items blocking the door, keeping it clean of debris. Keep the energy moving.
  2. Looking Good - Show that your door is kept well, no squeaks, new hardware, fresh paint. Remove those old Christmas wreaths. Pay attention to it and it will attract that quality to your life.
  3. Color Matches Direction - To gain energy, choose a color that is harmonious with the direction of your door. Remove rusty light fixture or nails.
  4. Crisp Main Entry - Your front door should open to a clear energy flow where the energy throughout the home begins. Clear the pathway and keep the flow going.

AUSPICIOUS ELEMENTS AND COLORS

Use a compass to determine in which direction your front door is facing and use the corresponding direction and it's ruling elements to determine color and decor to best augment and promote good Chi (energy) through your front door into your home.


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EAST - Wood Element 

Paint your door with these colors:

  • Green, Brown, Blue, Black, Very Light Yellow, All Earth colors

ADD:

  • Lush greenery with vibrant plants
  • Pots in colors of black, blue, green or earthy colors
  • Natural fiber doormat - rectangle shape
  • Water Fountain close to door
  • Surrounding rocks and square shapes

AVOID:

  • Red, Purple, White, Gray, Orange, Strong Yellow, Pink
  • Metal decor -  shiny metal hardware, round shapes.
  • Fire decor - red or purple, triagular and star shapes (Pointed)

SOUTH - Fire Element 

Paint your door with these colors:

  • Red-Orange, strong magenta, purple, pink, strong yellow 

ADD:

  • Lush greenery with vibrant plants
  • Pots in colors of red, purple, green, brown
  • Natural fiber doormat - rectangle shape or with stars and triangles

AVOID:

  • Blue and Black 
  • Clay pots, too many rocks, square shapes, blue or black pots
  • Water decor - no water features or wavy shapes

WEST - Metal Element 

  • Paint your door with these colors:
  • White, Gray and Earthy colors

ADD:

  • Lush greenery with vibrant plants
  • Metal containers/pots in metal finish, white or gray finish
  • Shiny metal door hardware
  • Square shaped mat or with squares in design

AVOID:

  • Red, orange, purple, strong yellow, pink, blue and black
  • Fire decor - red or purple pots, red doormat or triangle (pointed) shapes.

NORTH - Water Element

  • Paint your door with these colors:
  • Blue, Black, White, Gray

ADD:

  • Lush greenery with vibrant plants
  • Metal containers/pots in metal finish, white, gray, blue or black finish
  • Shiny metal door hardware
  • Water feature inside or outside the door
  • Round or wavy shaped mat in blue or black

AVOID:

  • Red, purple, pink, green, brown, earthy tones
  • Wood decor  - red or purple pots, red doormat or triangle (pointed) shapes.
  • Earth Decor - clay pots, rocks, square shapes

However you apply the principles of Feng Shui you are sure to spruce up your entrance and add vitality to your home in a harmonious way.

Dedicated to You! From high heels to hiking boots, Cynthia Palmer, Realtor, BRE# 01445659 with Vanguard Properties, is a lot city and a little bit country representing buyers and sellers of fine homes, commercial, viticulture and agriculture property in San Francisco, Sonoma and Napa Wine Country. Connect with Cynthia to find out more about how to achieve success when buying or selling your home or property in the Bay Area.