What do you think of the newest 3 bedroom on Talbot at $989,000? http://www.sdlookup.com/MLS-150059513-3444_Talbot_St_San_Diego_CA_92106 At first I was thinking, wow, cool. But then tried to figure out the floor plan - looks like you have to go up steps to the front door then down steps into the living room? It’s certainly a sleek contemporary design with lovely landscaping. The virtual tour photos show more of the outside and it is impressive architecture. I did laugh at the city “view” because it wouldn’t take long for tree growth to block it.
^ maybe it’s the lighting but to me it looks like some of the kitchen cabinets aren’t the exact same shade. Also for all most a Million they should have replaced the carpet up stairs that has that big stain…
Also, the refrigerator sticks out four or so inches from the cabinet it’s in.
Agree about the stain on the carpet. It’s very difficult (impossible?) to understand the layout from the photographs.
CB…your house is the nicest of the ones you have posted here…in the same price range. Maybe your agent can take folks to houses like the Talbot house first…then bring them to your house. There is no comparison.
Hoping that there are more showings this week. The right person is out there…and they won’t need a kitchen downstairs!
I missed that one! I think it is a beautiful home that needs just a bit of upgrading. However, Talbot is a busy street coming down the hill and there will not be good views. But it’s got good yard space.
I’ll have to drive past that one and check it out.
The Talbot house is very interesting, but it’s true that the floor plan is difficult to figure out. I can’t tell if it has a living room separate from the great room/kitchen. And, predictably, I REALLY don’t like a gas cooktop on the island butting into the living space with no hood. I’d like to have the cooktop inside the kitchen, with a hood, and the island left bare for prep/serving, etc. I think it’s one of those houses you have to walk through in order to get a real picture of what it lives like. It certainly is in another class than the boxes made of ticky tacky.
I don’t like the industrial grey carpet, stained or not. Maybe they are assuming that whoever buys the house will want to replace it anyway, and have priced it accordingly.
Why did the agent include the shots of the island that show the wonky drawer fronts? Better yet, why didn’t they fix them?
Good catch… I didn’t notice the broken drawers on island. They definitely should have fixed just that small thing.
Based on tax and permit records, I think there have been some configuration changes inside that are not permitted (no one will probably care). But the one thing that would scare me as a buyer is that tax records show it as a one story house and it is clearly a 2 story house. I think it is a snafu, because the total sq ft match between the listing and the tax records.
There’s also the fact that in Photo #2, there’s a lovely large green garbage can.
The only thing I really like about the house is the very modern banister.
Talbot
I toured this Open House. I was surprised that no one was there when I arrived - 2pm. So, I had to be honest with the agent that I was just a looky-lou. House is very impressive, she has lots of literature about the named Architect that designed the house so that the light would change throughout the day. House is kind of in a dark canyon. Garage is attached and there is a set of stairs inside garage that goes into the kitchen area. Laundry in the garage - they took it out of the kitchen and created a nice pantry. They must have fixed or propped up the broken drawer that was in the picture… I didn’t touch it to double check 
Because the house is in a dark canyon, most of the light in the home comes from skylights. There are two smaller bedrooms downstairs, one with attached bath. It was probably the original master. A larger master is the only room upstairs - carpet is horrible. There is really no view from the house. View is only from the small round balcony off upstairs master, and it’s that view between big trees. I have no idea where she got the larger view photo that is in the listing - maybe the photographer went on the roof or something?
Traffic noise was not bad inside the house. There is only one living area that is next to the kitchen. In general the house is kind of small, but the architecture is very interesting. Exterior minimal landscaping is really nice and there is a large patio in the back of the house
This is a strong contender at $985k, but in reality, no views.
So @coralbrook, is your house a better option for the same price?
It’s all about what someone is looking for. Completely renovated, no work needed and good views. My property.
Architecturally significant, closer to bayside and two car garage, Talbot is a winner
Comparable Analysis
There are now 10 properties for sale in the price range between $901,000 and $1,050,000 (including mine)
Two of them are not comparable, so I have thrown them out. The other 7 are:
3735 Pio Pico, in wooded area (very desireable) but already under contract, only 2 bd 1,500 sf. I believe it is in contract for under $899k
Talbot St, just on market
Martinez hanging over cliff, needs work
3028 Browning, have been trying to sell since 8/26. Traffic noise from Rosecrans and under take off flight path. Flipped and good condition, no views
3718 Narragansett - have no idea why this is not selling, needs updating
4384 Saratoga, good location, minimal views, OK condition. Difficult to show because tenant occupied until end of December
4425 Point Loma, desireable area, not accepting offers less than $1,050,000. Somewhat busy street, OK condition
We had three more showings. I only know that agents went through, I have no idea whether they brought buyers with them or not.
We don’t know the status of the buyers that came through 3 times already with their agent. He has not called with any questions or anything.
I am going to hold out only one more week and then we may have to drop the price again. The average time on market for homes in this price range seems to be 30 days. So, if we hit 30 days with no offers, I have no choice but to keep dropping price. I don’t have the luxury of deep pockets, I have no idea how the other guys can keep holding out for months for their high asking prices.
Newell, Leroy and Byron (the other flips) are priced much higher now and are only dropping their prices by little bits. In fact 1076 Leroy is a crackup. The agent priced it at $999k after trying to sell at $1,299,000 since 7/9/2015 with all kinds of language in the description about ‘create urgency’, ‘subject to overbid’ (which is a term used for probate court properties and doesn’t make any sense for a regular sale), ‘no offers accepted under list price’. The listing expired and agent brought it out again now at $1,999,000 with the exact same stupid language. Investor purchased it at $1,050,000. The whole thing makes no sense, obviously no one bought it at that price and now they come back out to market at $1,199,000???
And the photos are hilarious. Agent has put up a ton of photos of the views, and then the first photo of the interior is a photo of a toilet and window out to a street??? Also, no photos of exterior front of house, which is against MLS rules. It is required to have at least one photo of the front exterior in the listing.
Coralbrook, I’d hate to see you lower the price, but I understand you need to get your money out and move on. Looking at your house versus the others you listed in Post #3452, there’s nothing wrong with your house; there are many things right with your house. It is, as always, just a matter of getting the right buyer.
I’m beginning to wonder if maybe there aren’t that many buyers looking for this type of house in this price range. Do you know if the prospective buyers who have come through have purchased something else, or are they still looking?
And, are there recently sold comps in your price range? As you know, listings in your price range don’t tell you what the market is doing; you need to compare to houses that have sold.
ETA: Is it considered poor form for your agent to follow up with the other agents who have brought people through, to find out what the prospective buyers are saying? Or has that already been done, and there’s just no feedback??
I wonder if Narragansett might not be selling because of its location. Two houses up from the very busy intersection at Chatsworth with the lights and traffic; almost kitty corner from the middle school. And Narragansett is a major cut through street from the west. Of course other than noise, kids, and traffic it’s a nice location!
The only way we can tell if there are ‘showings’ (unless one of us is there when they come through) is to see the cards dropped on the entry table by agents or to run a program every now and then that shows realtor Sentrilock cards inserted into our lock box.
So, we don’t really know if the agents have come through with potential buyers, or they are just coming to look at the property for other reasons. For all we know, they are agents for someone who is about to list and they are trying to gauge the comparables or something.
The only agent we have technically followed up with is the one we knew came in 3 times. He did not give any feedback on any particular issue.
However, people coming through the Open Houses have mentioned one car garage as the issue.
Regarding recently pending or sold in same price range in last 90 days.
Here is what flew off the shelves, less than 20 days on market:
3849 John St, superior location, smaller, OK condition, decent yard
3326 Fenelon, bay view, OK Condition, no yard
3817 Garden Ln, superior location, OK Condition, nice yard
658 Tarento, superior location, Good condition
All of these had 2 car garage. Only one had decent views
All of the others took between 60-120 days to sell. Yikes!! I may have a long road ahead of me. You’d think I would have analyzed this before I spent all that money taking the house to this level??? I think I did analyze it, but I looked at the market over 3 months ago.
You can’t change the one-car garage. I recall that the driveway does fit another car, however. Is there any way (short of leaving a car in the driveway!) that you can make sure people know that?
I am surprised that a two car garage is such a big issue in CA. Here on the east coast its understandable because of our weather. But why is it such a big deal in San Diego?