This post is inadequate without your picture in this hat
Picture an old lady in white T shirt, loose cotton pants that are totally unflattering (but it’s too hot to wear jeans) and big work boots wandering around with an Easter Bonnet on. I don’t know how those guys wear big work boots all day. Every day that I wear them I am so miserably hot because of those boots and socks. Can’t wear sandals because there are too many nails around and I am walking through dirt most of the day. Sometimes I just give in and wear flats because my feet are so hot.
It has been hot and humid here too. I’ve been planning the project of stripping paint from and refinishing the enormous solid oak doors in our double parlor, and just started on the first one this week. I have it out on sawhorses on the side porch. I’m supposed to wear heavy duty nitrile gloves for this, even though I’m using the “kinder, gentler” type of modern paint stripper. The other day, I felt water dripping on my toes and looked around to see where on earth it could be coming from. I realized that my hands were sweating so heavily that it was literally dripping out of the gloves when I raised my hand.
Wow, that sounds really awful. Personally, I would be finding excuses to go back into the house and sit in front of a fan with some lemonade.
Comparable
The newer construction house at 1431 Froude, 92107 which was a 4/3 2240 sq ft went into escrow in less than 3 weeks and is already sold at $1,575,000. That is $100k less than their asking price, but sold at $700/sq ft.
Probably the $100k concession was because buyer paid All Cash and closed in 10 days
That’s a beautiful house and the staging was great. It says the owners did a complete remodel in 2006, and while it’s very nice I think you can tell - the kitchen looks a little dated. Yours will be much nicer. Also they have no yard at all. More good support for your price. How many months back do they look at comparables?
Those ubiquitous white dining chairs again!
I don’t like the kitchen, but then do I ever like the kitchen? 
But a nice house.
Beautiful house! While I prefer my creamy white kitchen, I could adjust to that one if I could live there 
Nice house…but looks very close to the road…and while the patio area is nice…yard looks small.
I like the kitchen…but I’m not a fan of all,white…I like that wood cabinetry.
I think your house is going to be nicer!
The house on Grouse is in a slightly more desirable location BUT is very small lot, only 1car garage, no yard and is positioned very close to the street. Street is slightly busy road.
Froude
Appraisers look back up to 6 months. Right now there are 3 good comparables but the really good one across the little canyon on Santa Cruz will fall off the radar.
How much does a one car garage vs two influence value? That new comp also has zero parking for additional vehicles. Does that factor into value?
If I paid for that house, and arrived after my spouse, I would have to park in the minimal driveway, walk down and around and then up the stairs to the front door.
Yeah, ok, I would still love that house but love coralbrooks more!
In my neck of the woods, an extra stall in the garage is $10k if there is already a garage. Not sure about SD, but I don’t expect it to be 10X that.
Where I live, garages are very imoortant…but it snows here! In an upscale house here, 3 car garages are expected.
In SD, I would think additional outdoor parking would be fine. But that comp didn’t seem to even have that.
The Froude house looks very nice, but my house is almost identical in size and is 3/2 rather than 4/3. We have small separate family and dining rooms that take up some space, but it’s so hard to tell what a house really looks like from well-done staging and good professional pics. I’m guessing many of those rooms must be smaller than they appear to squeeze all that into that square footage.
The Froude house is attractive but fills the entire tiny lot and the side is directly on the alley. Looks like all the houses in that section are on half lots. Street parking could become a problem.
I’m kind of surprised that they were able to do an addition and remodel in 2006 without adequate parking. . The City is very adamant about garages and off street parking
You are required to have minimum 2 car off street parking in the coastal zone. You can get away with a 1 car garage if it was originally built that way
About 25% of the original homes in the neighborhood still have their original 1 car garages (Hoarder House and Liberace House) but most back up to an alley where buyers can add a garage if they want
I’m curious about the location of your house. How close is your house to the beach? Is it an easy or difficult walk (e.g. really steep hill)? Is there beach access nearby? What are the nearest beaches like? (I’m generally familiar with Sunset Cliffs but not the specific beaches/coves).
My project is about 3 blocks south of the main large beach in Ocean Beach. By map it’s technically only 5 blocks to the beach. But the last 2 blocks are very steep, plus there’s a dead end below house so you would have to turn left and come up the alley. Very doable for teenagers. Also, I noticed the street was crammed with parking when there are big events so I guess a lot of people trek back up the hill.
Most locals don’t go to the main beach. We climb down the cliffs to little coves south of Pt Loma Ave that used to be ‘locals only’ but Facebook/social media has changed all that in recent years. If you look at the map you can get to small coves at Santa Cruz, Pescadero, Bermuda and further south. Some of these beaches are only accessible at low tide. Also, it takes mountain goat skills. Not really easy to get down or back up.