Taking those flaws into consideration, Realtor Bernard Katzmann listed it for $1.1 million at the inauspicious sales time of Thanksgiving. Then he watched in amazement as 22 offers came in – many for all cash – and it ended up selling for $1.54 million.

“Lots of tech companies were represented” among the bidders, he said. “I heard that many buyers want to get in now before Facebook goes public (and spawns scores of new millionaires), which is pushing demand.”

In a still-moribund real estate market, Noe Valley stands out as a neighborhood buoyed by positive fiscal forces.

All the money flowing into tech firms, and all the tech jobs being created in Silicon Valley and San Francisco, have been a boon for Noe Valley because of its fortuitous location for Peninsula, South Bay and downtown commutes, along with its walkable, small-town feel, family-friendly vibe (it’s called “stroller valley”), and charming, albeit pricey, Victorians.

“It’s like a little village within the city,” said Sally Smith, co-publisher and editor of the Noe Valley Voice, the monthly neighborhood newspaper. “It has that community feeling that everybody wants.”

“Noe Valley is a favorite neighborhood for techies because it’s so close to 101 and 280,” said Tim Gullicksen, an agent with Zephyr Real Estate. “It’s a pain to live on the north side of San Francisco because they have to get all the way through town to get to the freeways.”

Tech firms’ buses a plus

The private bus routes sponsored by tech firms are a draw, said Zephyr agent Danielle Lazier. “We see a lot of first-time buyers from tech companies who still want to have a city lifestyle; they don’t want to live in the suburbs, but they work down south. What I notice is when people from Google, Apple, Yahoo and Genentech come in for a first meeting, we literally draw a line in the city because of the commute. Noe Valley is at the top of the list, then Bernal, Mission, Dolores, Cole Valley.”

The numbers tell the story. The median sales price in San Francisco has tumbled to $653,000, down 22 percent from its 2007 peak of $840,000, according to real estate information service Dataquick. That’s a far less dramatic slide than most other California cities. But in ZIP code 94114, which includes Noe Valley and the Castro, the median sales price for single-family homes now stands at $1.332 million, only 5 percent below its 2007 peak of $1.406 million. The median condo price is $820,000, down 8.5 percent from its 2007 peak of $896,000.

“It’s not completely bulletproof, but it’s more stable than other areas,” Lazier said. “Not everything sells over asking price the way it used to.”

Noe isn’t the only San Francisco neighborhood whose cachet has insulated it from the real estate downturn. ZIP codes 94117 (Haight-Ashbury/Cole Valley) and 94123 (Marina/Cow Hollow), for instance, have seen even less pricing impact.

Tight inventory is one factor that keeps Noe Valley prices up. Last year, 163 existing single-family homes, 143 existing condos and 10 new residences changed hands in the ZIP code, Dataquick reported.

Location, location, location

“Noe Valley has several things going for it,” said Jed Kolko, chief economist at real estate site Trulia.com. “Being closer to the Silicon Valley commute than other desirable parts of the city is a big plus. It’s also convenient to downtown. And it’s a neighborhood where there’s not a lot of new construction to relieve price pressure as more people go after pretty much the same number of homes.”

Brendan Collins, owner of Collins Construction, buys “fixer” houses, remodels and expands them, and then sells them. Noe Valley, where the older Victorians and Edwardians are modest in size because they were built for working-class families, is particularly fertile ground because it is such a desirable neighborhood for families, he said.

Article source: http://www.sfgate.com/cgi-bin/article.cgi?f=/c/a/2012/02/19/BUIS1N7MM8.DTL&type=business

Pierre Buljan guided his black Mercedes SUV around the winding roads of the Hillsborough hills and into Atherton, where the mansions of Silicon Valley technology barons hide behind thick stone walls, wrought-iron gates and tall, manicured hedges.

“These people have essentially infinite money,” said Buljan, who has been a Realtor on the Peninsula for more than 30 years. He pointed at a sloping four-acre property that included a large redwood grove with a private creek.

“If someone falls in love with a property like this,” he said, “the price doesn’t matter.”

Everywhere Buljan turned, a historic transition was under way. A generation ago, many of these properties were second homes for San Francisco’s elite families. These days, most are being bought, for cash, by international tycoons or the youthful leaders of local technology companies.

While the wider Bay Area has suffered, along with the rest of the country, with falling property values and rising foreclosures, the luxury housing market has remained robust, analysts said. That is especially true in Silicon Valley, where an arms race for talent among emerging social networking companies has raised salaries for executives and engineers, and a resurgent market for initial public stock offerings is creating hundreds of new millionaires.

Some of the sales are eye-popping. In March, the Russian billionaire Yuri Milner, an investor in Facebook, Groupon and Zynga, bought a French-style chateau in Los Altos Hills for a reported $100 million. Some buyers have hidden their identities behind companies.

In September, an Atherton estate formerly owned by the great-grandniece of Levi Strauss sold for $53 million, while the home of Sue Burns, a major investor in the San Francisco Giants, was sold for $20 million by her estate.

“It’s going to take a while for the wider economy to recover, but there are enough people to make a difference at the high end of the housing market,” keeping demand high, said Steve Levy, director of the Center for Continuing Study of the California Economy, a think tank in Palo Alto, where the median single-family home price last week was $1,838,750.

Across the Peninsula, a small-scale building boom is under way as developers and wealthy property owners buy million-dollar homes, tear them down and build larger ones. Stroll down Waverley Street in Old Palo Alto, home to many Google executives and the late Steve Jobs, and you’ll see the ultramodern 6,000-square-foot house that Google’s co-founder Larry Page is building, rising from its foundation. Page’s mansion will also include a 3,500-square-foot basement that has been called a “bat cave” by neighbors. Analysts and builders said such high-end construction had been largely recession-proof.

“While the large number of foreclosures have created a significant inventory of homes at the middle and lower end and kept prices down, that hasn’t happened at the top end,” said Eduardo Martinez, a senior economist at Moody’s Analytics.

The high unemployment rate in the Bay Area’s construction sector has driven down wages and therefore the overall cost of building, said Leonard Mezhvinsky, a principal at Sieger Property Development. Meanwhile, the number of potential buyers for top-tier homes continues to grow.

“We are expecting Facebook and Zynga to go public,” Mezhvinsky said recently, “and that will create an instant number of multimillionaires.” Indeed, Zynga went public on Friday with a $1 billion stock offering. Facebook is widely expected to file a $10 billion offering early next year.

In anticipation of the onslaught of new multimillionaires, Mezhvinsky bought a single-family home on Ralston Avenue in Hillsborough in 2009 and demolished it. “When we’re done, there will be a 10,000-square-foot main house, and a loge,” he said. “There will be a six-bedroom house, seven full bathrooms and two powder rooms. There is a swimming pool with a Jacuzzi. There is a sauna and steam room,” and five fireplaces.

The new house will not be finished until July or August, Mezhvinsky said, but it is already on the market for $13 million, nearly four times what he paid for it. The buyer will probably pay extra to finish it to his or her taste, he said.

“What you’re witnessing,” said Buljan, the real estate agent, “is the next generation of superwealth.”

This article also appears in the Bay Area edition of The New York Times.

Article source: http://www.baycitizen.org/real-estate/story/luxury-real-estate-market-no-downturn/