Author: DN² | DN²-Deborah Nguyen San Francisco Top 1% Realtor

About DN²

This author hasn't written their bio yet.
DN² has contributed 111 entries to our website, so far.

SAN FRANCISCO NEIGHBORHOOD BREAKDOWN Q2 2019

Aug 2, 2019

Vacation Winners! James and Sobrina. They won the 2019 our Nuevo Vallarta trip.

Jul 31, 2019

Real Trends “America’s Best” List for 2019 | Since 2015

Jul 31, 2019

Cinco de Mayo Raffle | And the Winner is………..

May 21, 2019

CONGRATULATIONS!

David Morell

May Updates San Francisco

May 6, 2019

WHAT YOU MAY HAVE MISSED THIS WEEK:

Planning recommends prioritizing development in Central SoMa
Four Seasons tower launches residential sales
Firehouse redevelopment plan now includes luxury condominiums
The weighted average of asking rents increase in San Francisco
Mortgage rates fell this week; 30-year average at 4.14%

COMMUNITY

Plans to Prioritize Development in Central SoMa

“Approved by voters in 1986, Proposition M limits the amount of new office space that can be built in San Francisco and provides San Francisco’s Planning Commission with the sole authority to allocate the pool of entitlements. As of the end of March, the pool of allocable space for new office developments in the city which measure over 50,000 square feet apiece (i.e., Large Cap projects) totaled roughly 2.9 million square feet with an additional 875,000 square feet to be added to the pool in October. At the same time, proposals for roughly 6.6 million square feet of Large Cap development are working their way through Planning and competing for an allocation. And with that in mind, San Francisco’s Planning Commission has been seeking Planning’s guidance on how to proceed… In terms of how to proceed, Planning is recommending that the Commission skip a beauty contest and allocate the first traunch of the pool to Central SoMa projects, in a phased manner and ‘in the order that the projects are otherwise ready to be approved.‘” CONTINUE READING ON S OCKETSITE

Steep toll for crooked Lombard Street moves forward, passing state Assembly

“Congestion relief — at a cost of up to $10 — may be coming to drivers on the crooked section of Lombard Street, now that a bill to test out a toll system has cleared its first hurdle. AB 1605 by Assemblyman Phil Ting, D-San Francisco, passed the Assembly on Thursday by a vote of 51-18. It would enable San Francisco to set up a reservation and pricing system on the 500-foot brick path, known for its corkscrew twists, Instagram-worthy views and maddening traffic jams.” CONTINUE READING ON SFCHRONICLE

SF proposes surge pricing at tea garden, arboretum, Coit Tower for nonresidents

“A stroll along the rolling paths of Golden Gate Park’s Japanese Tea Garden and a visit to the blossoms at the Conservatory of Flowers could soon become slightly pricier for out-of-town visitors. San Francisco park officials are considering a proposal to adjust admission fees at a handful of major tourist attractions based on how many patrons are queuing up at any given time. For nonresident, adult visitors, admission fees for the tea garden, the San Francisco Botanical Garden, the Conservatory of Flowers and the elevator to the top of Coit Tower could be raised by up to 50% during peak times and discounted by up to 25% when demand is slow.” CONTINUE READING ON SFCHRONICLE

DEVELOPMENT PIPELINE

Yerba Buena’s upcoming Four Seasons tower launches residential sales

“The Four Seasons Private Residences at 706 Mission, located across from Yerba Buena Center for the Arts, takes a cue from its neighbor, the Ritz-Carlton Club and Residences on Market Street. Both structures use facadism—i.e., where the exterior of an old building is used as part of a new building being constructed next to or on top of it… sales recently launched for condos inside the impending Four Seasons tower. Pricing for residences begin at $2.5 million, while the penthouse residences are priced in the $15 million to $25 million range. The building is slated for completion in 2020.” CONTINUE READING ON CURBED

Firehouse redevelopment plan in SF’s Jackson Square grows in size and scope

“The plan for a mixed-use development in San Francisco’s Jackson Square that would include a new, privately funded $25.5 million firehouse just got bigger. Related California, the developer selected to construct a fire station at 530 Sansome St., is proposing to combine that property with an adjacent parcel just to the east at 425-439 Washington St. Taken together the combined development would include a new firehouse, 35 deluxe condos, a 200-room fitness-oriented Equinox Hotel, and a 36,000-square-foot athletic club.” CONTINUE READING ON S FCHRONICLE

MISCELLANEOUS

Asking Rents Inch Up in San Francisco, Slip in Oakland

“The weighted average asking rent for an apartment in San Francisco, including one-off rentals as well as units in larger developments, has inched up $25 over the past month to $4,175, which is roughly 2 percent higher versus the same time last year but still 5 percent below its peak in the fourth quarter of 2015, with the average asking rent for a one-bedroom in the city now running around $3,700 a month.” CONTINUE READING ON S OCKETSITE

U.S. long-term mortgage rates down; 30-year average at 4.14%

“U.S. long-term mortgage rates fell this week after four weeks of increases, giving a boost to prospective home buyers during the spring sales season. Mortgage buyer Freddie Mac said Thursday the average rate on the 30-year, fixed-rate mortgage dropped to 4.14% from 4.20% last week. By contrast, a year ago the benchmark rate stood at 4.55%.” CONTINUE READING ON CHICAGO TRIBUNE

Likely cost of high-speed rail rises again

“The state’s plan to connect San Francisco to Los Angeles via bullet train—a project that is not, in fact, cancelled despite some confusion about Gov. Gavin Newsom’s intentions earlier this year—has most likely grown more expensive, although cost estimates remain within the parameters laid out in last year’s business plan.” CONTINUE READING ON C URBED

Cinco de Mayo Raffle – Vidanta Nuevo Vallarta

May 4, 2019

Resort Details

Grand Luxxe at Vidanta Nuevo Vallarta Boulevard Riviera Nayarit #254 Nuevo Vallarta, Nayarit 63732 Mexico

Check in: 8/31/19 5 pm Check out: 9/7/19 10:00 am

Bedroom: 1 Bedroom Kitchen: Full Sleeps: 05 Maximum Occupancy: / 04 Private

Resort Profile

Grand Luxxe at Vidanta Nuevo Vallarta
Boulevard Riviera Nayarit #254
Nuevo Vallarta, Nayarit 63732
Mexico

RESORT FEATURES
On-site Property Information
ATM/banking
Bar/lounge
Business center
Car Rental
Concierge desk/services
Currency exchange
Dry cleaning/laundry service
Fitness Center
Gift shops or newsstand
Grocery Shopping Service
Jacuzzi/Hot tub
Laundry facilities
Medical facility
Nightclub
Poolside bar
Post Office
Salon
Sauna
Spa
Sport Courts / Grounds
Steam Room
Swimming poolLocal Area Features
(Swimming) beach
Beach
Beach facilities
Bicycling
Boating
Bowling Alley
Casino / Gambling
Child care
Children Activities
Cinema/Movie Theater
Cultural Sites
Entertainment / Nightlife
Fishing
Golf
Golf – driving range
Helicopter/airplane sightseeing
Hiking
Historical Areas
Lake
Natural Sites
Parks/Zoos
Ping Pong
Racquetball
Running track/path
Scuba Diving
Shopping
Tennis
Volleyball
Water park
Windsurfing
Wineries

STANDARD UNIT AMENITIES
Unit Amenities:
Coffee Maker – Yes
Toaster – Yes
Microwave – Yes

RESORT INFORMATION

Situated on the Pacific Coast state of Nayarit, one of the world’s largest natural bays. Located 10 minutes from the Puerto Vallarta International Airport and just 25 minutes from Puerto Vallarta downtown. Guests will enjoy a variety of restaurants with International a-la-carte meals. Nayar Golf offers a 71 par 18 hole Jack Nicklaus course. Plunge into the glamorous, shimmering pools and relax in private lounges all day long. Bring your children to our Kid’s club and enjoy many activities for the whole family.

UNIT DETAILS

All units have A/C, cable TV, LCD screens, telephone, and jacuzzi. 1BR OCC: Max 5/Pri 4: 1 king bed, 2 sleep sofas, kitchen, 1 bathroom, and refrigerator.

Raffle Details

Enter by: Sunday, 5/19

Drawing on Monday, 5/20 at 10 am.

Be sure to check back to see if you’ve won!

SAN FRANCISCO HEADLINES – April 2019

Apr 13, 2019

WHAT YOU MAY HAVE MISSED THIS WEEK:

Salesforce Transit center on track for potential June reopening
Number of newly proposed development plans on the rise
Plans for 25-story apartment building in SoMa announced
Theater site development in Excelsior slated for approval

COMMUNITY

Salesforce Transit Center on Track for a Potential June Reopening

“While an official re-opening date for San Francisco’s fractured Salesforce Transit Center has yet to be released by the Transbay Joint Powers Authority (TJPA), the contractor performing the fix is on track to finish at the end of May. At the same time, a comprehensive inspection of the entire structure, which has yet to raise any new red flags or concerns, is nearing completion and the results are slated to be presented to an independent review panel next month as well. And as such, assuming the building is given a clean bill of health, the Salesforce Transit Center could potentially re-open in June, with an early re-activation of the rooftop park now looking a lot less plausible.” CONTINUE READING ON SOCKETSITE

DEVELOPMENT PIPELINE

Pace of Newly Proposed Development on the Rise in San Francisco

“Having totaled a seven-year low last year, the number of newly proposed plans for major developments in San Francisco totaled 17 in the first quarter of this year, that’s up from 10 in the first quarter of 2018 and slightly above average for first quarter activity as measured since 2010. And despite having dropped to a seven-year low in 2018, keep in mind that the overall pipeline of apartments and condos under development in San Francisco had still ticked up to a record 70,960 at the end of last year, which was 5,710 more units than at the end of 2017 with over 8,000 units under construction (versus an average of around 5,600 units under construction at any given time over the past 10 years).” CONTINUE READING ON S OCKETSITE

Even Bigger Plans for Prominent SoMa Gas Station Site

“…A third parcel, 181 Stillman Street, upon which a little commercial building currently sits, has now been rolled into the project site as well. And as newly rendered by BDE Architects [above], and now formally proposed, the 25-story development would rise up to 260 feet in height, with 353 apartments (a mix of 47 studios, 164 one-bedrooms and 142 twos) over 5,700 square feet of replacement PDR space and off-street parking for 34 cars and 166 bikes. If approved and the ground is broken, the 598 Bryant Street project would take around two years to complete.” CONTINUE READING ON S OCKETSITE

Redevelopment of Theater Site Slated for Approval

“…Having preliminary cleared a key environmental hurdle, the refined plans to raze the rustic Main Street Theater and develop apartments on its Excelsior District site at 915 Cayuga Avenue, which extends to Alemany Boulevard, behind the Little Bear School campus at 65 Ocean Avenue, a parcel which is being redeveloped as well, are one step closer to becoming reality…While half the units are still slated to be offered at below market rates (BMR), as a concession to the City in exchange for rezoning the theater parcel to allow for the development and density as proposed, the other half of the units are no longer slated to be rent controlled. And on Thursday, San Francisco’s Planning Commission is slated to approve the development agreement, zoning amendments and conditional use authorization necessary for the proposed development to rise along Alemany Boulevard, as newly rendered below, to proceed. ” CONTINUE READING ON S OCKETSITE

Supervisors Reverse Approval of Western SoMa Development

“While approved by Planning at the end of last year, an appeal aiming to block the plans for a seven-story development to rise on the northwest corner of Folsom and Russ Streets, upon the Fondue Cowboy and Deli Board site, has been upheld by San Francisco’s Board of Supervisors and the project’s approval has been reversed. As designed, the 1052-1060 Folsom Street development, which includes the parcel at 190-194 Russ, would yield 63 condos over a garage for 17 cars and 2,800 square feet of new restaurant/retail space on the corner. But at seven stories in height, it would also cast new late afternoon shadows on Victoria Manolo Draves Park across the street, shadows which are specifically governed by Proposition K (a.k.a. San Francisco’s “Sunlight Ordinance”).” CONTINUE READING ON S OCKETSITE

MISCELLANEOUS

San Francisco is now the world’s most expensive city to build, study says

“The City by the Bay has dethroned the Big Apple as the world’s priciest place for new construction. This year, San Francisco removes New York from the top spot, having increased by 5 percent in the last year, according to a new report by consulting company Turner & Townsend. The study examined the average building costs in six different types of construction: apartment highrises, prestige office blocks, large warehouse distribution centers, general hospitals, primary and secondary schools and shopping centers and malls.” CONTINUE READING ON BUSINESS TIMES

SAN FRANCISCO HEADLINES · April 2019

Apr 6, 2019

WHAT YOU MAY HAVE MISSED THIS WEEK:

Slack expands in SF as IPO wave fuels office deals
California’s transit-housing bill clears first hurdle
Plans for 44-unit development on Geary in the works
50-unit development on Brannan Street closer to reality
Change in plans for Van Ness Corridor site

COMMUNITY Slack expands in SF as IPO wave fuels office deals

“A wave of San Francisco tech companies set to go public is fueling a continued boom in the local office market. Slack, the maker of workplace messaging software, has signed a 205,000-square-foot lease at 45 Fremont St., according to brokerages CBRE and Cushman & Wakefield. The fast-growing company filed earlier this year to go public, joining more than a half-dozen local tech companies aiming to debut on the stock market this year.” CONTINUE READING ON T HE CHRONICLE

California’s transit-housing bill pushing for taller, denser growth clears first hurdle

“State Sen. Scott Wiener’s effort to boost housing density near public transit in California has officially progressed farther than last year when his similar bill was killed in a different State Senate Committee. Wiener and his allies will be able to keep negotiating details of the bill with detractors after the State Senate Committee on housing voted to advance the bill, Senate Bill 50, in a 9-to-1 vote Tuesday.” CONTINUE READING ON CURBED

DEVELOPMENT PIPELINE

Bonus Plans for Building Up Geary Boulevard

“Plans to level the Firestone Complete Auto Care shop at 2800 Geary Boulevard have been drafted. And as envisioned, a six-story building could rise on the Laurel Heights/Lone Mountain parcel, with 44 residential units (a mix of 23 one-bedrooms, 10 twos and 11 threes) over 2,500 square feet of ground floor retail space and a garage for 22 cars with its entrance off Wood. At the same time, plans to level the 3-story medical office building at 3330 Geary Boulevard, between Commonwealth and Parker Avenues, across from Mel’s Drive-In, and develop a six-story building with 41 residential units (a mix of 16 one-bedrooms, 19 twos and 6 threes) are moving forward as well.” CONTINUE READING ON S OCKETSITE

Showplace Development Closer to Reality

“Plans to raze the two-story Art Deco building at 828 Brannan Street, which was built for the Schweitzer Wholesale Meat Company back in 1936, have been in the works for a few years… And if approved and the ground is broken, the seven-story building would rise up to 68 feet in height upon the Showplace Square site, with 50 residential units over 2,100 square feet of new retail space fronting Brannan and a basement garage for 22 cars and 36 bikes. Secured parking for another 18 bikes would be provided on the ground floor as well.” CONTINUE READING ON S OCKETSITE

New Plans for Prominent Van Ness Corridor Site Closer to Reality

“…Plans to raze the former KRON TV building at 1001 Van Ness Avenue and develop a 14-story building, with 239 condos over 5,000 square feet of retail space fronting Van Ness, were approved two years ago but never broke ground… Instead, Oryx Partners is now planning to build a residential care facility on the Cathedral Hill site, with 247 assisted living units for seniors over 8,200 square feet of ground floor retail space, the new plans for which are working their way through planning. We’ll keep you posted and plugged-in.And as newly rendered below by Handle Architects, the refined plans for the development, which now include a formal entry plaza, a series of flats and the entrance to a 46-car garage along Myrtle Street, are slated to be approved by San Francisco’s Planning Commission on Thursday of this week.” CONTINUE READING ON S OCKETSITE

Detailed Plans for a Key Central SoMa Site and a Non-Tower Design

“Up-zoned for development up to 200 feet in height, assuming the adoption of San Francisco’s Central SoMa Plan is upheld, detailed plans for redeveloping the nearly one acre parcel at 490 Brannan Street, at the corner of Fourth and upon which a Wells Fargo, Starbucks and 116-space parking lot currently sit, have been drafted and submitted to Planning for their preliminary thoughts on the project and approach as proposed. And as designed by Pfau Long Architecture for Strada Investment Group, which holds an option to purchase the site, the development as envisioned would only rise to a height of 160 feet but still yield nearly 340,000 square feet of office space; 17,000 square feet of Production, Distribution and Repair (PDR) space on the ground floor; 3,800 square feet of retail fronting Fourth Street; a basement garage for 49 cars and 272 bikes; and 6,500 square feet of required public open space.” CONTINUE READING ON S OCKETSITE

Opposed Mission District Development Slated for Approval

“While opposed by a number of neighborhood factions, two new buildings could rise up to 78 feet in height upon the Mission District parking lot parcels across from the Armory on 14th Street. As designed by BAR Architects for Manouch Moshayedi/MX3 Ventures, a seven-story building on the southern parcel fronting 14th Street would yield 56 apartments (a mix of 23 one-bedrooms, 31 twos and 2 threes) over 5,600 square feet of ground floor retail space, secured parking for 57 bikes, and a basement garage for a total of 42 cars.” CONTINUE READING ON S OCKETSITE

Article text and images source of Mission Local, Mansion Global, Chronicle, SF GATE, SF Examiner, Hoodline, SocketSite, The Registry, San Francisco Business Times, Curbed SF, Bay City Beacon, The Real Deal, Bisnow, SF Gate, CNN, CBS, Newsweek. The news articles contained herein are not prepared by Vanguard Properties, and the accuracy of the articles has not been verified by Vanguard Properties. Nothing contained herein should be considered to be a legal opinion of any kind and should not be relied upon as such. ©2018 Vanguard Properties. All rights reserved. DRE License No. 01486075. Equal Housing Opportunity

Fun in the Sun With Our Lucky 2018 Puerto Vallarta Raffle Winners

Mar 27, 2019

Coming Soon, 478 Anderson

Mar 22, 2019

Modern Bernal Heights Single Family Home with 4 bedrooms, 4 baths, parking, and Pano View Roof Deck. 1.5 blocks from Cortland’s Shops and Restaurants

Property History on Redfin

Neighborhoods

ASHBURY HEIGHTS Ashbury Heights Character Perched above Cole Valley to the...
Read More
BERNAL HEIGHTS Geographically, Bernal Heights is bounded on the north by Cesar...
Read More
BUENA VISTA Buena Vista Park was created in 1870 by the same...
Read More
COLE VALLEY Most San Franciscans think of Parnassus and Ashbury Heights as...
Read More
CORONA HEIGHTS Just south of Buena Vista Park and west of the...
Read More
DIAMOND HEIGHTS Towering above Noe Valley on the north and Glen Canyon...
Read More
DUBOCE TRIANGLE Centered around Duboce Park with its large dog park. This...
Read More
FOREST KNOLLS, HILL & EXTENSION, MOUNT DAVIDSON These neighborhoods snake in the areas between Gate Heights, Portola...
Read More
GLEN PARK Tucked away from much of the city’s hustle and bustle...
Read More
GOLDEN GATE HEIGHTS Located in Golden Gates Heights, and only about the size...
Read More
HAYES VALLEY Hayes Valley Character Hayes Valley is one of San...
Read More
Inner Sunset The Inner Sunset 1 (Closer to Lincoln and 19th Avenue)....
Read More
JORDAN PARK South of the eastern edge of the Presidio lies Laurel...
Read More
LAKE STREET (LAKE DISTRICT) People who live here love it here. While this neighborhood...
Read More
LAKESIDE Developed from 1936-1950, “for the Man of Means” is a...
Read More
MARINA/COW HOLLOW One of the most desirable neighborhoods in San Francisco is...
Read More
MIDTOWN TERRACE Midtown Terrace is perched in the center of San Francisco...
Read More
MIRALOMA PARK This heavily-residential neighborhood branches off of Portola and runs down...
Read More
MISSION BAY, CHINA BASIN/MISSION CREEK & DOGPATCH Likely the newest Neighborhood in San Francisco, Mission Bay rises...
Read More
MISSION DOLORES The Mission is one of San Francisco’s most vital neighborhoods....
Read More
MISSION TERRACE You will find surprisingly large homes that have been remodeled...
Read More
NOE VALLEY Noe Valley Character Located near the peninsula’s center, Noe Valley...
Read More
PACIFIC HEIGHTS Situated on the east-west ridge that rises steeply to almost...
Read More
PORTOLA These homes are clustered around a senior home near the...
Read More
POTRERO HILL One of the best kept secrets for many years, Potrero...
Read More
PRESIDIO HEIGHTS Nestled between glam Pacific Heights and the Richmond district/Lake Street...
Read More
RUSSIAN HILL Russian Hill is so-named for the 1800s discovery of Russian...
Read More
SEA CLIFF Right at the tip of the San Francisco Peninsula near...
Read More
SILVER TERRACE/EXCELSIOR The homes here look a lot like the homes everywhere...
Read More
SOMA South of Market was the original home to the urban...
Read More
SOUTH BEACH The land of high-rise condos, some luxurious, others ultra luxurious...
Read More
ST. FRANCIS WOOD Long one of San Francisco’s most affluent neighborhoods, the charming...
Read More
SUNNYSIDE Immediately outside of St. Francis Wood and the Westwood Park...
Read More
TELEGRAPH HILL Telegraph Hill Neighborhood Guide Telegraph Hill Character Telegraph...
Read More
THE CASTRO (AKA EUREKA VALLEY) Eureka Valley and Dolores Heights neighborhoods also includes the world-renowned...
Read More
THE CENTRAL SUNSET These homes range from 17th Avenue to Sunset Boulevard approximately....
Read More
THE HAIGHT Once synonymous with the counter culture revolution, today’s Haight Ashbury...
Read More
THE INNER MISSION Like Noe Valley is also focused on 24th Street, the...
Read More
THE OUTER SUNSET/PARKSIDE Homes here are stacked up against each other and have...
Read More
THE PANHANDLE & NOPA (NORTH OF PANHANDLE), ALAMO SQUARE, WESTERN ADDITION The Panhandle, Nopa, Alamo Square & Western Addition Character ...
Read More
THE RICHMOND The north side of Golden Gate Park this area was...
Read More
The Sunset The Sunset Generally: One of the biggest neighborhoods in the...
Read More
THE TENDERLOIN, VAN NESS, CIVIC CENTER & UNION SQUARE Residents of the Van Ness / Civic Center neighborhood can...
Read More
WEST PORTAL Described by many as the ‘new’ Noe Valley, no one...
Read More
WESTWOOD PARK & WESTWOOD HIGHLANDS Quieter than Sunnyside the homes here tend to be larger...
Read More

Sara L.

8/7/2019

I was one of the lucky ones to have Deborah as our realtor. We met in October 2018 when we were visiting SF from New York and within 4 months of that first...

Read Full Review

Liz M.

3/15/2019

Deborah's combination of enthusiasm, intellect and integrity can be hard to find in a friend, let alone a real estate agent! Over 13 years of working with...

Jennifer H.

10/18/2018

If you're looking for an incredibly attentive, insightful, connected, and honest agent for the SF Bay area, Deborah is the only person I would stake my life...

About DN²

Plans to Prioritize Development in Central SoMa

Steep toll for crooked Lombard Street moves forward, passing state Assembly

SF proposes surge pricing at tea garden, arboretum, Coit Tower for nonresidents

Yerba Buena’s upcoming Four Seasons tower launches residential sales

Firehouse redevelopment plan in SF’s Jackson Square grows in size and scope

Asking Rents Inch Up in San Francisco, Slip in Oakland

U.S. long-term mortgage rates down; 30-year average at 4.14%

Likely cost of high-speed rail rises again

Enter the Raffle

Salesforce Transit Center on Track for a Potential June Reopening

Pace of Newly Proposed Development on the Rise in San Francisco

Even Bigger Plans for Prominent SoMa Gas Station Site

Redevelopment of Theater Site Slated for Approval

Supervisors Reverse Approval of Western SoMa Development

San Francisco is now the world’s most expensive city to build, study says

California’s transit-housing bill pushing for taller, denser growth clears first hurdle

Bonus Plans for Building Up Geary Boulevard

Showplace Development Closer to Reality

New Plans for Prominent Van Ness Corridor Site Closer to Reality

Detailed Plans for a Key Central SoMa Site and a Non-Tower Design

Opposed Mission District Development Slated for Approval

Neighborhoods