Homes for Sale near Stratford School

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  /76

  $820,000

  • 3 Beds
  • 2 Baths
  • 1,588 Sq Ft

  103 Stoneridge Ln Unit 2210, San Francisco, CA 94134

  Discover this spacious, beautifully maintained condo in a gated community nestled in the sought-after Crocker Amazon neighborhood. Featuring 3 bedrooms and 2 bathrooms, this home offers a thoughtful, open layout along with the convenience of a two-car side by side parking. The kitchen includes a cozy eat-in area and flows seamlessly into a separate dining roomideal for entertaining guests.

  Fion Yau KW Advisors

  103 Stoneridge Ln Unit 2210, San Francisco, CA 94134
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  /48

  $459,000 Open Sun 2PM - 4PM

  • Studio
  • 1 Bath
  • 592 Sq Ft

  175 Red Rock Way Unit 303K, San Francisco, CA 94131

  Price reduced, motivated seller! Welcome to this spacious and light-filled top-floor Junior 1BR 1BA condo located in the tranquil Diamond Heights Village community. The open-concept layout offers defined spaces for living, dining, and sleeping, all centered around a cozy fireplace. The well-equipped remodeled kitchen is both practical and inviting, and a full-sized Murphy bed maximizes

  Masoumeh Pahlbod Engel & Völkers San Francisco

  175 Red Rock Way Unit 303K, San Francisco, CA 94131
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  /50

  $998,000 Open Sun 11AM - 1PM

  • 3 Beds
  • 1 Bath
  • 1,410 Sq Ft

  138 W Market St, Daly City, CA 94014

  Unlock the Potential – Smart Investment Opportunity with Room to Grow This property is full of promise, offering great potential to expand your living space or maximize rental income. The large downstairs area with sufficient ceiling height is ready to be transformed into a legal 2B/2B ADU—an excellent way to double your return on investment. Move in now and take your time creating the perfect

  Leo Zhang

  138 W Market St, Daly City, CA 94014
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  /22

  $650,000

  • 3 Beds
  • 1 Bath
  • 570 Sq Ft

  1213 Egbert Ave, San Francisco, CA 94124

  Welcome to your newly renovated three-bedroom, one-bathroom home in San Francisco's Bay View neighborhood. This charming residence offers a perfect blend of modern comfort and convenience. Don't miss this opportunity to own a piece of Bay View living!

  RANDY MUNMON JR.

  1213 Egbert Ave, San Francisco, CA 94124
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  /49

  $1,950,000 Open Sun 11AM - 1PM

  • 3 Beds
  • 2.5 Baths
  • 1,985 Sq Ft

  4038 18th St, San Francisco, CA 94114

  Modern Luxury in Eureka Valley/Dolores Heights. Welcome to this spacious, designer-remodeled 3-bedroom, 2.5-bath condo spanning two levels in the heart of Eureka Valley. Blending style and function, this home offers a refined urban lifestyle just steps from vibrant Castro dining and entertainment. The open-concept main level features a chef's kitchen with high-end Thermador appliances, generous

  Erik McIntosh Berkshire Hathaway-Franciscan

  4038 18th St, San Francisco, CA 94114
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  /19

  $499,000

  • 1 Bed
  • 1 Bath
  • 734 Sq Ft

  550 S Van Ness Ave Unit 306, San Francisco, CA 94110

  HUGE VALUE! Move right in to this fresh & airy 1-bedroom condo with parking & storage in the vibrant Mission! The spacious unit is quietly situated at the back-side of the building overlooking a tranquil shared courtyard. A sleek slate-floor kitchen with new appliances beckons you to entertain as you flow into the open-concept oversized living/dining room with ample space for an at-home office.

  Marie Carr Sotheby's International Realty

  550 S Van Ness Ave Unit 306, San Francisco, CA 94110
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  /51

  $898,000

  • 2 Beds
  • 2 Baths
  • 1,257 Sq Ft

  1400 El Camino Real Unit 331, South San Francisco, CA 94080

  Discover this beautifully updated, light-filled 2-bed + loft, 2-bath condorarely on the market and move-in ready! Spanning approximately 1,257 sqft, the open layout ft. soaring ceilings, large windows, cozy fireplace, fresh paint & new ceiling fan in the living area. The refreshed kitchen boasts stainless steel appliances (including brand-new Samsung range), breakfast bar, and ample

  OWN Real Estate KW Advisors

  1400 El Camino Real Unit 331, South San Francisco, CA 94080
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  /32

  $599,000

  • 3 Beds
  • 2 Baths
  • 1,050 Sq Ft

  1530 Ofarrell St Unit 1, San Francisco, CA 94115

  Attention renovators and visionaries! This is a hidden gem waiting to be polished. This captivating ground floor unit offers contemporary charms of the 60's -when people were pushing boundaries- in politics, art, music, etc. Instead of a standard living room, this apartment offers sunken living/dining combo room that is situated in open-plan space, allowing interaction with practical, simple

  Jana Farrell Corcoran Icon Properties

  1530 Ofarrell St Unit 1, San Francisco, CA 94115
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  /42

  $1,299,000 Open Sun 2PM - 4PM

  • 2 Beds
  • 1 Bath
  • 1,300 Sq Ft

  27 Fairway Dr, Daly City, CA 94015

  Back on Market! Take advantage of this incredible opportunity to own in the highly sought-after Westlake Highlands neighborhood, with one of the largest lots on the block! Newly staged and shows beautifully! Step inside to find soaring ceilings with picturesque bay windows and a spacious living room that seamlessly connects to a formal dining area and a modern kitchen with new stainless steel

  Janet Ra Compass

  27 Fairway Dr, Daly City, CA 94015
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  /45

  $1,595,000 Open Sun 2PM - 4PM

  • 3 Beds
  • 1 Bath
  • 1,590 Sq Ft

  3346 21st St Unit 3346, San Francisco, CA 94110

  Perched on the prized slopes of Liberty Hill, this elegant Edwardian condo offers a rare combination of vintage charm, thoughtful updates and a functional layout. The top-floor residence in a boutique 3-unit building features three bedrooms, a split bath, and abundant natural light throughout its beautifully proportioned interiors. Step inside to find refined architectural details including

  Paige Gienger Coldwell Banker Realty

  3346 21st St Unit 3346, San Francisco, CA 94110
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  /53

  $849,000 Open Sun 1PM - 2PM

  • 2 Beds
  • 1 Bath
  • 706 Sq Ft

  726 Joost Ave, San Francisco, CA 94127

  Calling all contractors and developers! APPROVED EXTENSION PLAN REAY FOR THE NEXT BUYER~ A classic San Francisco charm with 2 bedrooms, 1 bath nestled in the quiet Sunnyside neighborhood. A welcoming front deck with southern views, leading into a bright and homey living room adjacent to the cozy kitchen alongside the bedrooms and bathroom. Extra storage room tucked away in the back. The expansive

  Amy Li Century 21 Masters

  726 Joost Ave, San Francisco, CA 94127
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  /37

  $1,488,000

  • 3 Beds
  • 2 Baths
  • 1,000 Sq Ft

  324 Holloway Ave, San Francisco, CA 94112

  Welcome to this charming TWO SEPARATE UNIT in the vibrant city of San Francisco. Spanning 1,000 square feet, this Updated TWO UNIT Property in Prime Ingleside Location.Discover this beautifully remodeled duplex located in the heart of Ingleside just blocks from major Muni lines, Balboa BART Station, City College, and within close proximity to SF State University. Enjoy the convenience of nearby

  Cristina Weglinski Avant Properties

  324 Holloway Ave, San Francisco, CA 94112
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  /42

  $1,230,000

  • 4 Beds
  • 2 Baths
  • 1,810 Sq Ft

  1148 Jamestown Ave, San Francisco, CA 94124

  Charming home in San Francisco with modern upgrades throughout! This spacious and beautifully updated residence is nestled in the vibrant Bayview neighborhood. Light-filled and welcoming, this 1,810± sqft home features large windows that showcase sweeping views of the city skyline. Thoughtful upgrades include flooring, fresh interior paint, and a modern kitchen with sleek cabinetry and

  Juliette Kulda KW Advisors

  1148 Jamestown Ave, San Francisco, CA 94124
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  /7

  $2,500,000

  • 9 Beds
  • 10 Baths
  • 5,897 Sq Ft

  227 Whitney St, San Francisco, CA 94131

  Unlock a premier investment at 227-233 Whitney Street, a fully entitled parcel in Glen Park, San Francisco, ready for a 3-unit luxury condo building with a 998-sq-ft ADU. Entitlements secured for a 3-story, 5,697-sq-ft project with plans & permit expeditor ready to submit. Located near BART, shops, and dining, this prime site includes parking, a rare asset. With a projected ARV of $7.87M ($2.3M,

  Tim McMullen Compass

  227 Whitney St, San Francisco, CA 94131
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  /31

  $1,299,000

  • 5 Beds
  • 4 Baths
  • 2,190 Sq Ft

  299 Sagamore St, San Francisco, CA 94112

  Perched on a coveted corner lot in San Francisco's Oceanview District, this striking three-story single-family home blends modern elegance with flexible living. Built in 2020, the 5-bed, 4-bath residence offers 2,190 sq ft of bold design, fresh paint, dual-pane windows, and recessed lighting throughout. A formal entry with under-stair storage leads to the main level, where a sleek kitchen with

  Tony Ngo Sequoia Real Estate

  299 Sagamore St, San Francisco, CA 94112
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  /24

  $1,335,000 Open Sun 2PM - 4PM

  • 2 Beds
  • 2 Baths

  264 Missouri St, San Francisco, CA 94107

  Perched on the north slope of Potrero Hill, 264 Missouri Street is a beautifully renovated 2-bedroom, 2-bath unit located just 1/2 block from the vibrant energy of 18th Street, where beloved spots like Plow, Chez Maman, and Farley's Caf await. Set within a renovated triplex, the building has undergone major improvements, including upgraded plumbing, electrical, and structural enhancements. A

  Erin Thompson Compass

  264 Missouri St, San Francisco, CA 94107
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  /12

  $1,998,000

  • 4 Beds
  • 4,420 Sq Ft

  3164 24th St, San Francisco, CA 94110

  We are pleased to present this exceptional investment opportunity in the heart of San Francisco's vibrant Mission District! This 4,420 square-foot mixed-use building on 3,419 square foot lot features significant capital improvements, including a brand-new roof, newly renovated bathrooms, and modern laminate flooring throughout. Built in 1915, this historic property seamlessly blends charm with

  Raul Rodriguez-Pulido Raul Rodriguez-Pulido

  3164 24th St, San Francisco, CA 94110
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  /14

  $1,750,000

  • 4 Beds
  • 2,900 Sq Ft

  3248 Folsom St, San Francisco, CA 94110

  Located in the heart of Bernal Heights just steps from Precita Park, 3248 Folsom Street offers charm, versatility, and income potential in one of San Francisco's most beloved neighborhoods. The property consists of four spacious, light-filled 1-bedroom units in the front building, plus a separate rear studio unit and two garages, ideal for investors or future owner-users. One of the units is

  Allison Chapleau Compass

  3248 Folsom St, San Francisco, CA 94110
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  /76

  $3,200,000

  • 4 Beds
  • 10 Baths
  • 6,735 Sq Ft

  111 Richland Ave, San Francisco, CA 94110

  A Rare, Legacy Investment in the Heart of San Francisco. 105-111 Richland Avenue is a masterfully preserved and thoughtfully upgraded mixed-use gem, offering six beautifully remodeled residential units, a beloved neighborhood coffee shop, and a high-performing laundromat, all under one meticulously maintained roof. The seller has just completed a series of thoughtful upgrades and has

  Dominique Nave Conroy Coldwell Banker Realty

  111 Richland Ave, San Francisco, CA 94110
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  /51

  $6,200,000 Open Sun 12:30PM - 2PM

  • 5 Beds
  • 6 Baths
  • 6,399 Sq Ft

  3816 22nd St, San Francisco, CA 94114

  The magical residence at 3816 - 22nd Street is a converted 1909 San Francisco Firehouse that is among the most eclectic and soulful homes in the entire city. Remodeled and repurposed to meet the creative needs of the next generation of Innovators and Entrepreneurs, the Firehouse is as much an artist's palette, as it is an inspired residence. It is a playhouse for the young, and for the young at

  Steven Mavromihalis Compass

  3816 22nd St, San Francisco, CA 94114
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  /35

  $549,000

  • Studio
  • 1 Bath
  • 4,800 Sq Ft

  1932 Fell St Unit 1, San Francisco, CA 94117

  A neo-classical mansion sits sturdily along the panhandle, watching joggers, bikers, and kids playing on the jungle gym. Corinthian columns and marble floors give an opulent welcome home. Enter the imposing foyer filled with carved wood, a sweeping staircase that hosts a reading bench at the first landing. The front antique table often has cookies to share from a neighbor, as well as packages too

  Bonnie Spindler Corcoran Icon Properties

  1932 Fell St Unit 1, San Francisco, CA 94117
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  /49

  $875,000

  • 3 Beds
  • 2 Baths
  • 1,102 Sq Ft

  66 Cleary Ct Unit 603, San Francisco, CA 94109

  Welcome to 66 Cleary Court #603, a light-filled 3-bedroom, 2-bath home in a classic mid-century Eichler building in San Francisco’s Cathedral Hill. This 1,102 sq ft south-facing unit features floor-to-ceiling windows and a private patio deck, filling the home with natural sunlight throughout the day. Enjoy radiant in-floor heating, in-unit laundry, stylish accent lighting, and a thoughtfully

  Richard Kim Compass

  66 Cleary Ct Unit 603, San Francisco, CA 94109
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  /29

  $1,148,800 Open Sun 1PM - 4PM

  • 2 Beds
  • 2 Baths
  • 1,250 Sq Ft

  1118 Geneva Ave, San Francisco, CA 94112

  This cozy low maintenace renovated 2-story, craftsman home is conveniently located in the heart of the Crocker Amazon district. This beautiful home offers 2 bedrooms, 2 bath with fully remodeled kitchen, formal dining room, and living room with fireplace. The lower level includes a bonus room/office with potential for in-law unit, rental income, or WFH space with a full bath, both unwarranted.

  Fernando Acosta Luxe Places International Real

  1118 Geneva Ave, San Francisco, CA 94112
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  /99

  $1,595,000

  • 4 Beds
  • 1,617 Sq Ft

  301 Banks St, San Francisco, CA 94110

  This bright Bernal Heights duplex has been tastefully renovated and is move-in ready! Detached on three sides and filled with natural light, it's perfect for owner-occupants seeking rental income or investors alike. The larger unit (301 Banks St) offers 913 sq ft with 2 bedrooms, 1 full bath with shower-over-tub, spacious living room, and an eat-in kitchen with Quartz countertops, beautiful wood

  Eddie O'Sullivan Elevation Real Estate

  301 Banks St, San Francisco, CA 94110
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  /24

  $650,000

  • 1 Bed
  • 1 Bath
  • 745 Sq Ft

  1160 Mission St Unit 2210, San Francisco, CA 94103

  Modern comfort meets urban convenience at the SOMA Grand. This 1BD + Den condo offers east-facing city views, soaring ceilings, and rare perks like gas range. Positioned on a premium penthouse floor, this 745 sqft home blends sleek design with intelligent functionality. Full-service building with 24-hr concierge, bi-monthly housekeeping, hot tub, clubroom, gym, BBQ, and expansive comunity deck.

  Cameron Bamberger Compass

  1160 Mission St Unit 2210, San Francisco, CA 94103
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  /2

  $550,000

  • Land
  • 0.04 Acre
  • $13,681,592 per Acre

  666 Peralta Ave, San Francisco, CA 94110

  An exceptional opportunity awaits for you to create your ideal residence within the heart of San Francisco in Bernal Heights. This large parcel situated at 666 Peralta offers a rare opening to construct your dream home in the heart of San Francisco two blocks from gorgeous Bernal Hills Park. Spanning approximately 25 feet in width and 70 feet in depth, this lot presents the canvas for your vision

  Joshua Altman Compass

  666 Peralta Ave, San Francisco, CA 94110
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  /55

  $1,350,000 Open Sun 2PM - 4PM

  • 2 Beds
  • 2.5 Baths
  • 1,440 Sq Ft

  262 Beachview Ave Unit 5, Pacifica, CA 94044

  Stunning End-Unit Townhouse with Panoramic Ocean Views with 2 Pools (Indoors and Outdoor Pools) If you're searching for a Truly Exceptional Ocean View, this is one of the best in a community known for wonderful ocean views. From your couch, gaze all the way south to Pedro Point, beyond the Pacifica Pier sweeping, unobstructed coastal panorama that's rare to find. This bright and airy end-unit

  Lisa Eccleston Eccleston Incorporated

  262 Beachview Ave Unit 5, Pacifica, CA 94044
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  /54

  $1,385,000

  • 3 Beds
  • 2 Baths
  • 1,543 Sq Ft

  889 Mclellan Dr Unit 212, South San Francisco, CA 94080

  RARE NEW CONSTRUCTION! Discover luxury living with ONE-, TWO-, and THREE-BEDROOM condominiums perfectly located across the road from the South San Francisco BART Station and next to Trader Joe's. These residences offer unparalleled convenience with schools, shopping, hospitals, and public transportation just a stone's throw away, while ensuring a serene home environment. The BART goes underground

  Lisa Feng Peter Suen, Broker

  889 Mclellan Dr Unit 212, South San Francisco, CA 94080
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  /36

  $1,000,000

  • 3 Beds
  • 2 Baths
  • 1,663 Sq Ft

  325 Swallowtail Ct, Brisbane, CA 94005

  Your Dream Condo in Brisbanes Altamar at the Ridge community! Located just minutes from San Francisco, SFO, and South San Francisco's Life Sciences corridor, this light-filled 3 bedrrom, 2 full bathroom, 1,663 sq ft condo offers space, style, and serenity in a peaceful setting. Enjoy a modern kitchen with gas range, stone countertops, and breakfast bar that opens to a sunny dining/living room

  Moises Pelayo Coldwell Banker Realty

  325 Swallowtail Ct, Brisbane, CA 94005
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  /35

  $379,000 Open Sun 1PM - 3PM

  • 1 Bath
  • 483 Sq Ft

  397 Imperial Way Unit 106, Daly City, CA 94015

  Completely renovated studio. A beautifully remodeled kitchen with quartz counters, stainless steel appliances, built in wine rack. A cozy sleeping alcove and 3 spacious closets including a large walk-in with built in organizer. Double pane windows and patio glass doors. Enjoy your morning coffee atop the breakfast counter or out on the private patio. A remodeled full bath features a nice

  Ulysses Maurille Crown Colony Properties

  397 Imperial Way Unit 106, Daly City, CA 94015
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  /51

  $1,125,000 Open Sun 2PM - 4PM

  • 2 Beds
  • 2 Baths
  • 1,403 Sq Ft

  1483 Sutter St Unit 1207, San Francisco, CA 94109

  The Sutterfield, a 17-story condominium building in San Francisco's Lower Pacific Heights, was designed by Backen Arrigoni & Ross Architects. Centrally located: 0.4 miles to Japan town, 0.4 miles to local parks (Lafayette Park and Jefferson Square Park), 0.5 miles to House of Prime Rib, 0.5 mile to UCSF Saint Francis Hospital, 0.7 miles to Davies Symphony Hall, etc. It was completed in 1993 and

  Margaret Lin Coldwell Banker Realty

  1483 Sutter St Unit 1207, San Francisco, CA 94109
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  /9

  $1,455,000

  • Land
  • 0.09 Acre
  • $15,662,002 per Acre

  129 Edgehill Way, San Francisco, CA 94127

  Perched on a serene hillside in coveted Forest Hill Extension, 129 Edgehill Way offers a rare opportunity to build a stunning modern residence with panoramic views of the ocean and surrounding hills. This extra-wide lot, approximately 42 feet across, is tucked away from the bustle, surrounded by mature trees, and elevated above the city, creating a peaceful, retreat-like setting. Fully approved,

  Svetlana Istrati Compass

  129 Edgehill Way, San Francisco, CA 94127
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  /38

  $1,299,000

  • 6 Beds
  • 2,206 Sq Ft

  360-362 Laidley St, San Francisco, CA 94131

  Lovely Laidley Street, first time on the market in 66 years! Two vacant, remodeled units with panoramic bay views! The building is detached and has lots of windows, providing an abundance of natural light. The high ceilings offer an elegant and spacious ambiance. The upper unit has 2 spacious bedrooms, one ensuite bathroom, and an additional half bathroom. The lower unit has 2 large bedrooms and

  Charlene Attard Compass

  360-362 Laidley St, San Francisco, CA 94131
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  /23

  $799,000

  • 2 Beds
  • 1 Bath
  • 752 Sq Ft

  23A Delmar St Unit 23A, San Francisco, CA 94117

  Perched atop a distinguished 4-unit Edwardian in the vibrant heart of iconic Haight-Ashbury, this top floor 2 bed, 1 bath condo exudes timeless San Francisco charm. Soaring ceilings, bay windows, wainscoting, and a split bath with soaking tub reflect the charm of iconic San Francisco architecture. The layout offers easy, comfortable living with kitchen and cozy family areas close together, a

  Anna Coles City Real Estate

  23A Delmar St Unit 23A, San Francisco, CA 94117
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  /92

  $995,000 Open Sun 2PM - 4PM

  • 3 Beds
  • 2 Baths
  • 1,495 Sq Ft

  59 Octavia St, San Francisco, CA 94102

  Welcome to timeless sophistication in one of San Francisco's most coveted neighborhoods. This beautifully preserved Victorian flat spans nearly 1,500 square feet and blends classic charm with modern comfort. Step inside to discover three generously sized bedrooms and two full bathrooms, all bathed in natural light pouring through oversized windows. Soaring vaulted ceilings, rich original wood

  Michelle Pender Engel & Völkers San Francisco

  59 Octavia St, San Francisco, CA 94102
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  /9

  $1,390,000

  • Land
  • 0.09 Acre
  • $16,257,310 per Acre

  425 San Diego Ave, Colma, CA 94014

  Incredible development potential just minutes from Daly City BART. 425 San Diego Ave is being offered in tandem with adjacent 421 San Diego Ave. These premium R-1A zoned parcels create a rare opportunity for residential expansion in a well-connected neighborhood. Construct two duplex buildings, each with an attached or detached Accessory Dwelling Unit (ADU) resulting in a 6 unit development.

  Sonny Tang Corcoran Icon Properties

  425 San Diego Ave, Colma, CA 94014
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  /76

  $2,195,000

  • 4 Beds
  • 2.5 Baths
  • 2,218 Sq Ft

  301 Montecito Ave, San Francisco, CA 94112

  Beautifully situated on a prominent corner in historic Westwood Park, this elegant home captures the timeless appeal of 1920s architecture while offering tasteful modern updates. Offering tremendous natural light, the stunning living room has been beautifully preserved w/original wood accents & classic bay window. Adjoining formal dining room showcases vintage craftsmanship, with rich gumwood

  Paul Barbagelata BarbCo

  301 Montecito Ave, San Francisco, CA 94112
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  /37

  $1,899,000 Open Sun 2PM - 4PM

  • 3 Beds
  • 2 Baths
  • 1,744 Sq Ft

  341 Prentiss St, San Francisco, CA 94110

  Charming remodeled 3-bedroom, 2-bedroom single-family home in Bernal Heights. This sunny 1,744 sq ft residence features hardwood floors, recessed lighting, and a cozy fireplace in the living area. The chef's kitchen boasts stainless steel appliances, stone countertops, and plenty of cabinet space. There are two options for a primary suite, one on the lower level and one on the upper level. The

  Neil Canlas The Canlas Brothers

  341 Prentiss St, San Francisco, CA 94110
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  /30

  $890,000

  • 3 Beds
  • 2 Baths
  • 1,550 Sq Ft

  633 Swallowtail Ct, Brisbane, CA 94005

  Remodeled/Updated Top Floor 3bd/2ba in the desirable Altamar at the Ridge Community. Resort like community nestled at the base of the San Bruno Mountians. Brisbane is a hidden jewel located off Hwy 101 within minutes to downtown San Francisco. This top floor unit has plenty of natural light from the abundance of large windows. The remodeled chef inspired kitchen with SS appliances, quartz

  Erik McIntosh Berkshire Hathaway-Franciscan

  633 Swallowtail Ct, Brisbane, CA 94005
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  /34

  $1,195,000 Open Sun 2PM - 4PM

  • 2 Beds
  • 2 Baths
  • 1,145 Sq Ft

  120 Landers St Unit D, San Francisco, CA 94114

  This split-level dwelling serves doubles, counting dual top-floor bedrooms, a pair of skylit baths, indoor and outdoor social spaces, and parking for two vehicles. Distinctive and practical, well-appointed and private - it's a versatile, winning design. Enter into a flowing layout where varied exposures produce all-day natural light. The living room is an inviting space with 12-foot ceiling and

  Michael Basham VULCCA

  120 Landers St Unit D, San Francisco, CA 94114

Showing Results 401 - 440, Page 11 of 18