San Francisco CA Real Estate & Homes for Sale

Built in 2016, this modern top floor penthouse condo with incredible views - located just steps from Sea Cliff and the Legion of Honor - offers the very best in both San Francisco coastal and city living. Enter into the bright and airy open layout kitchen, living, and dining room, which is flooded with light and opens to two private balconies. Easily entertain in the spacious chef's kitchen with a large island with seating for 4 and a full suite of high-end stainless steel appliances, including a wine fridge and sleek Bertazzoni range. Tucked away in the rear are 3 generously sized bedrooms, 2 full bathrooms, and a convenient powder room. The luxe primary suite offers an expansive walk-in closet and a spa-like ensuite bathroom with a double vanity and separate shower and tub. The home's sprawling private roof deck enjoys panoramic views of the city, from Salesforce Tower to the Golden Gate Bridge, and includes a convenient sink and cabinets, making it a great place to grill and enjoy the outdoors. A multitude of amenities includes elevator access, a built-in speaker system, independent 1 car garage pkg. space, add'l storage, in-unit washer/dryer, and even a built-in ironing board. Conveniently located near shops, restaurants, parks, public transit, and SF's stunning coastline!

Experience this fully renovated house with stunning views set on an expansive extra-wide lot! From the moment you step inside, you'll be greeted by a warm and inviting atmosphere. The entry flows seamlessly into a spacious family room, along with 2 bedrooms and 2 bathrooms including a primary suite with sweeping views. The upstairs features an open kitchen, dining, and living spaces, designed to maximize space and light. You'll find 3 bedrooms and 2 bathrooms on this floor, including a grand primary suite with breathtaking views of the bay and the iconic Salesforce Tower. Step outside to enjoy the ultimate outdoor living experience. The expansive deck provides plenty of room for entertaining, and the beautifully landscaped yard offers a peaceful retreat or a space to plant your favorite fruit trees. EV outlet in garage. Easy access to freeway and a short hike to the second largest park in the city. Don't miss out on this unique opportunity to make this your sweet home!

good curb appeal rent will be increased to $5200 Sep easy for owner occupying buyer. REO property

Penthouse unit! Designed to respond to the needs of the contemporary San Francisco Lifestyle ORAN delivers the latest innovations in quality and environmentally conscious design supported by enriching amenities, including an entertainment view deck with an outdoor gymnasium. Situated in the center of one of the city's most culturally diverse and vibrant neighborhoods, the architecturally striking building is an urban oasis in every sense. Health and wellness take center stage at ORAN, the first multiunit residential building offered in San Francisco with individual GPS ionizing systems the technology trusted in schools, airports, and healthcare facilities to help improve indoor air. Located on the penthouse level, residence 606 is a premium 1-bedroom starter home or pied a terre. From the streamlined and fully equipped kitchen to the in-unit laundry, this home is replete with every amenity you expect and some unexpected. The thoughtful details, and elevator, extend from the roof's landscaped view deck to the parking level and dedicated bike storage. Latch touchless entry, Luxor Locker delivery concierge, plus a pet friendly wash station & dog run are all included. Not just visiting, you live here! Parking available for purchase. ORAN-Wellness Elevated.

Rarely available unit on top of Nob Hill at the Gramercy Towers - this studio on a high floor at the Gramercy Towers is flooded with natural light and features dazzling Southwestern panoramic views spanning Twin Peaks to the Pacific Ocean and capturing other SF icons with the famous California cable car line right out front. Entry leads to an open studio floor plan with an updated kitchen, Murphy bed, light-enhancing mirrored wall, westward views, a tastefully updated bath, and ample closet space. The Gramercy Towers is meticulously maintained with outstanding building amenities, including a 24-hour doorman, on-site management, indoor pool, hot tub, sauna, and gym, all within walking distance to world-class dining and shopping. Sophisticated Lux-Living atop Nob Hill! Perfect for a pied-a-terre, investment, or owner/user - 1177 California #1511 is a place to call home!

Welcome to your dream home located in a prime location, just a short walk away from Golden Gate Park and Ocean Beach. This one-of-a-kind property thoughtfully designed floor plan spread across three levels of living space. Step inside and be greeted by Edwardian details and pristine interior and exterior, abundant natural sunlight. The top floor is a true sanctuary, featuring a spacious primary suite with a large walk-in closet and an attached office. With all four bedrooms and two bathrooms on this level, this home offers ample space for large families or those in need of a dedicated home office. The second floor is an entertainer's paradise, showcasing a gourmet kitchen adorned with natural stone counters and top-of-the-line VIKING stainless steel appliances. The light-filled formal living room seamlessly flows into a spacious dining room and kitchen, creating the perfect setting for hosting gatherings. The family room opens up to an expansive deck. The bottom floor offers additional versatility with an entertainment room, a fifth bedroom, and a full bathroom. Sliding doors lead out to the beautifully landscaped yard. Nestled in the heart of the Richmond District. Blocks from vibrant shops & restaurants on Geary & Clement. Great public schools, UCSF, & bus lines.

Step around the Cedar pickets and tall grasses into an Architectural Digest designer's re-imagining of this classic mid-century home. 9.5ft ceilings greet you as you enter through the home's palatial wood and glass front door and lead up to its main living area where your gaze can't help but get caught on panoramic Bay and city views. After spending some time at the outdoor deck, the open concept kitchen and living areas draw your interests through the full-curtain sliding doors and back into the home where the 6ft-wide island makes a perfect point for a casual lunch or hosted gathering. The chef in the family can mix ingredients from the full-closet pantry and counter-depth Kitchen Aid refrigerator into any of 6 dishes that can be simultaneously prepared on the 36'' range all while answering emails from the built-in work nook. A powder bath for guests and a full bath along with a Quiet Door separate the bedrooms on this level from all the commotion. At the lower lvl, you'll find a principal suite with an adjacent office area that doubles as a common access point for the rear yard, with concrete pavers overseeing a well proportioned turf area. Full-sized, side-by-side laundry and garage with an EV charging plug welcome you back from a hike on the adjacent Bernal Hill!

Welcome to this stunning Mediterranean Revival home 1/2 block from Taraval & 2 blocks to Ocean Beach. Lovingly owned by the same family for 60 years, enjoy the many special details of this home. Parquet floors greet you upon entering. A spacious living room w/period crown molding & fireplace, gorgeous arched Bay window leads to a gracious full dining room, ready to entertain family and friends! The kitchen has fantastic scale & 2 skylights, w/recessed lighting, double ovens + eat-in or desk area. The full bath has been updated & includes a dressing table. There's two spacious bedrooms at the rear of the home overlooking the yard w/peek-a-boo ocean views. Downstairs boasts a primary suite w/large walk-in closet, full bath & direct access to the deep yard w/mature rose trees. A laundry area, garage w/separate entrance, workshop & storage areas complete the floor plan. Grab your coffee from the Avenues or Andytown and walk two blocks to the beach to enjoy the sunrise, or hop on the L Taraval to access West Portal & Downtown. Other local spots include Underdog, White Cap Bar, Tunnel Records, Riptide, Currents & a few blocks to the Sloat Nursery, SF Zoo and Java Beach Cafe. Enjoy the beach lifestyle w/city conveniences right at your doorstep. This is the one!

Located on the coveted eastern slope of Bernal Heights, moments from Mission St and Cortland Ave amenities, this Victorian two-unit property is a versatile opportunity with lots of options - perfect for owner-occupiers seeking rental income, investors looking for a turnkey property, or co-buyers to create a friend/family compound. Relax on the porch looking at Bernal's colorful homes, or hike up the hill for the best SF views! Inside is a blend of chic modern updates and preserved period details, including hardwood floors, coved ceilings, elegant moldings. Unit 28 features a spacious 2-level layout. Main level has a light-filled living room, bedroom, updated kitchen and bath, and a lovely garden patio. Stylish eat-in kitchen updated with custom cabinets and high-end appliances, including integrated Liebherr fridge and Bosch dishwasher, Thor stove, KOBE hood. Lower has the primary/guest suite with updated bath, plus second bedroom and private entry. Upper unit 30 includes spacious living areas, 1 bed and bath, den/office, and a well-appointed kitchen with pantry and in-unit laundry. Updated baths boast custom tilework, custom Bellmont vanities, Brizo luxury fixtures. Walk Score of 96 per Walkscore.com! Convenience, upside and tons of neighborhood charm in a great central location.

Gracefully rising to views of the downtown skyline, the 4 Butterflies is a boutique luxury building with an architecturally significant modern design. Discerning buyers can choose from a collection of distinctive new construction condominium homes, each outfitted with high-end European appliances and premium amenities & finishes. Unit 3 offers an open-concept floor plan with the living/kitchen/dining areas bathed in southern light. Interior access to a private roof terrace with outdoor kitchen takes indoor/outdoor living to a new level. The spacious primary suite features a spa-like bathroom, dual sink vanity, rain showerhead in a large, walk-in shower, deep soaking tub, and plentiful closet space. The second bedroom also has an ensuite full bath with soaking tub and shower. A powder room off the living area adds additional convenience. In-unit laundry room and parking are included. All this in a premium Noe Valley location - one of San Francisco's most desirable neighborhoods! Walk Score of 99! A 3 bedroom unit is also available with a yard, outdoor kitchen, and more!

Savor the breathtaking panoramic views of the Bay from your new home perched atop Russian Hill. This exquisite multi-level 1920s condo is nestled on a quiet block of one of SF's most coveted zip codes. Looking for a 3rd bedroom? We've got you covered! Along with the 2 generously sized bedrooms, there is also a large bonus flex room downstairs that could be used as a bedroom or home office. The main level consists of a stunning chef's kitchen with marble counter, hidden appliances, tile backsplash, and views of the Bay while you cook your dinner. This open concept floor plan connects the formal dining room and living room with the kitchen. Impress your guests with the panoramic view balcony that runs the entire length of the condo off of the living and dining rooms. The spacious living room boasts original built-in cabinets and tons of natural light. Also on this level are two grand bedrooms and a split bathroom with sinks in each room. Put your green thumb to work in a gorgeous landscaped garden out back or take the kids to Michelangelo Playground directly behind the property. This home is walking distance to the many amazing shops and restaurants on Columbus Ave. Don't fight for parking with your 1 car garage. Come enjoy the best of Russian Hill.

Introducing 11 Haight, a boutique collection of Loft-Style Condos nestled within a meticulously maintained 10-unit building, located steps from the vibrant allure of Hayes Valley's shopping, performing arts and Michelin dining. As you step inside this bi level, Loft style home with 1.5 baths with deeded roof deck, be greeted by soaring 16+ ft ceilings, expansive south facing dual paned windows providing a light filled environment, wood floors and a gas fireplace. The oversized living room opens to a private, south facing balcony. Modern interiors boast quartz counters, bespoke light fixtures and contemporary hardware throughout. Seamless integration between the living and dining areas create an ambiance ideal for both repose and social gatherings. The kitchen features quartz counters, a bar overhang which is great for barstools/entertaining and boasts premium, stainless steel appliances including a Bertazzoni 4 burner gas range, Bosch dishwasher and a stainless steel refrigerator. The Loft, features a split, bathroom and a closet. Sun-soaked, detached south-facing deeded roof deck offers serene panoramic views! Enjoy the convenience of in-unit laundry, HVAC, and 1 deeded parking space in the garage. Easy access to FiDi, 101 & 280 to Silicon Valley Welcome to: 11Haight.com

1 bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $104,900; 2 = $119,900; 3 = $134,850, etc. Must be 1st-time homebuyer & income eligible. Must be 1st-time homebuyer & income eligible. Unit available through the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing.sfgov.org) starting on May 9, 2024. Visit https://housing.sfgov.org for application & program info. Application, loan pre-approval, and homebuyer education verification due on May 30, 2024, at 5:00 PM. Open houses: May 16 2024: 5PM-7PM May 19 2024: 2PM-4PM May 26 2024: 2PM-4PM Fair housing opportunity. Rockwell is a luxury condominium. Residence E311 is a 1bed/1bath w central AC, washer/dryer & parking. Kitchen features Caesarstone countertops, Studio Becker cabinetry, Blomberg fridge, Bosch gas stove & appliances. Upgraded wide-plank oak floors in living and bedrooms. Wall-to-wall dual-pane windows with roller shades. Bedroom has two large hallway closets & stacked laundry. Amenities include 24hr lobby attendant, gym, courtyard w BBQs, two lounges, sky terrace. Whole Foods next door.

Introducing 11 Haight, a boutique collection of Loft-Style Condos nestled within a meticulously maintained 10-unit building, located steps from the vibrant allure of Hayes Valley's shopping, performing arts and Michelin dining. As you step inside this tri-level,2 bedroom, 2.5 bath home, be greeted by soaring, 16+ ft ceilings,expansivedual paned windowsproviding a light filled environment,and a gas fireplace. Modern & elegant interiors boast quartz counters, bespoke light fixtures and contemporary hardware throughout. Seamless integration between the living and dining areas create an ambiance ideal for both repose and social gatherings. The kitchen features quartz counters, a bar overhang which is great for barstools/entertaining and boasts premium, stainless steel appliances including a Bertazzoni 4 burner gas range, Bosch dishwasher and stainless steel fridge. The loft bedroom suite features a space saving barn door, and split, en suite bathroom. The 2nd suite also features barn doors, en suite bathroom and walk in closet. Enjoy the convenience of in-unit laundry, and 1 deeded parking space in thegarage. Perfectly situated for commuters, with easy access to the FiDi, 101 & 280 to Silicon Valley welcome to: 11Haight.com

Welcome to your urban retreat in NOPA! This stylish 2-bedroom, 2.5-bath condo offers a practical two-level layout, ensuring privacy between living spaces. The sleek kitchen boasts new calacatta quartz counters and stainless steel appliances, ideal for whipping up culinary delights. With its open floorplan, high ceilings, and cozy fireplace, this space is perfect for laid-back gatherings or casual entertaining. Both bedrooms feature their own private bathrooms, with the primary bath offering a generous tub and separate shower stall. Enjoy the convenience of a stacked washer and dryer discreetly tucked away on the second floor. A prized two car tandem parking space is dedicated to this unit in the highly secured garage featuring double security gates. Your exclusive roof deck allows you a private spot to savor a glass of wine while you take in gorgeous city views. Conveniently located within walking distance to USF, Haight Ashbury, Alamo Square, and Golden Gate Park, this condo offers easy access to the best of San Francisco. Don't miss out on the opportunity to make this thoughtfully designed condo your urban sanctuary amidst the hustle and bustle of the City!

Welcome to 56 Gaviota Way, located in the sought-after Miraloma Park neighborhood. Situated a short walk East of Mount Davidson, Gaviota is a mini banana belt that will enjoy bright sunny days even when the rest of the neighborhood is enveloped in fog. This charming single-family home offers the perfect blend of comfort and convenience. Featuring 2 bedrooms and 1 bathroom, this residence is thoughtfully designed to accommodate modern living while preserving its timeless charm. This light-filled home showcases a formal dining room and a spacious living room adorned with a fireplace, creating an inviting atmosphere for gatherings and relaxation. The kitchen boasts a skylight, updated appliances, and a breakfast area. Outside, discover your own private oasis in the backyard garden, surrounded by trees, offering a serene retreat from the hustle and bustle of city life. Additional features include a 1-car garage, laundry, as well as a large bonus space downstairs, providing endless possibilities for a home office, gym, or recreation room. With its serene ambiance, abundant natural light, and desirable location, this Miraloma Park gem offers the perfect San Francisco living at its finest. Don't miss out on the chance to make this your forever home! Schedule a viewing today.

Welcome to 2578 Sutter Street, a two-level condominium with a private backyard and two-car parking. This renovated home features a light-filled great room with direct, walk-out access to the outdoor space and a wraparound deck. The kitchen features on-trend tone-on-tone backsplash with quartz countertops, stainless steel appliances and a breakfast bar. A nearby powder room is perfectly located for guest access. Down the hall is the zen primary suite with abundant closet space, bay windows with custom Roman shades and an en suite bath featuring a double vanity, tub and shower. A second bedroom with an en suite bath and a laundry closet complete this level. An architectural steel & glass staircase leads you to the lower level and opens to an oversized recreation room with space for a sectional and home office. Wall-to-wall built-ins offer abundant storage. A second bedroom suite with attached full bath and dual sink vanity is also located on this level. Direct access to the garage, featuring two-car parking independent from your neighbor completes this fantastic Lower Pacific Heights condo. With nearby access to the shops and restaurant scenes of the Divisadero Corridor, Hayes Valley, Fillmore Street, and the offerings of Golden Gate Park this home is perfectly situated.

Welcome to your urban retreat in NOPA! This stylish 2-bedroom, 2.5-bath condo offers a practical two-level layout, ensuring privacy between living spaces. The sleek kitchen boasts new calacatta quartz counters and stainless steel appliances, ideal for whipping up culinary delights. With its open floorplan, high ceilings, and cozy fireplace, this space is perfect for laid-back gatherings or casual entertaining. Both bedrooms feature their own private bathrooms, with the primary bath offering a generous tub and separate shower stall. Enjoy the convenience of a stacked washer and dryer discreetly tucked away on the second floor. A prized two car tandem parking space is dedicated to this unit in the highly secured garage featuring double security gates. Your exclusive roof deck allows you a private spot to savor a glass of wine while you take in gorgeous city views. Conveniently located within walking distance to USF, Haight Ashbury, Alamo Square, and Golden Gate Park, this condo offers easy access to the best of San Francisco. Don't miss out on the opportunity to make this thoughtfully designed condo your urban sanctuary amidst the hustle and bustle of the City!

Sun-kissed, spacious studio condo with garden view at Museum Parc! Welcome to this perfect pied-a-terre, centrally located in vibrant downtown SF. This bright and well-appointed condominium has everything and more! Come home to custom hardwood floors, upgraded lighting, a combo washer/dryer, and a remodeled bath (with a relaxing rain showerhead). With a flexible floor plan, abundant walk-in closet, and sleeping area that can host a king-size bed, this is the perfect place to call home! Museum Parc offers luxe living and boasts a well-manicured, serene garden, a 24/7 concierge desk, package delivery, and options to lease covered, secure parking for $345 / month + $25 activation fee. An outdoor heated pool and a large gym, with sauna and steam, managed by Crunch Fitness is available to residents for a monthly fee. An Indian Restaurant/Market and Peruvian restaurant provide global culinary adventures! Short distance to the Financial District, Yerba Buena Gardens, Metreon, SF MOMA, Contemporary Jewish Museum, Oracle Park, Whole Foods, coffee shops, delis, nail spas, ping-pong clubs and more. Easy public transit. Close to BART, Bay Bridge, 80/101/280 freeways & tech shuttles.

Straddling the highly-coveted Noe Valley and Castro neighborhoods, this expansive 3 bedroom, 2.5 bathroom penthouse home spans 2 floors and enjoys epic views, an ideal layout, and two impressive outdoor terraces. Featuring an open floorplan living and dining room, this residence boasts spectacular views of San Francisco, the Bay, Oakland, and even Mt. Diablo through large, brand-new windows. The spacious chef's kitchen opens to the dining room and features abundant cabinetry and counter space, as well as a full suite of high-end stainless steel appliances. Two bright bedrooms, a full bathroom with a stacked washer and dryer, and a charming powder room complete this level. Find sanctuary in the massive upper-level primary suite that opens to an immense terrace with sweeping views and includes large closets and a spa-like bathroom. A second private terrace offers additional space for outdoor enjoyment. Beautiful finishes throughout incl. crown molding, wood floors, and a wood-burning fireplace. The garage offers 1-car parking with EV Charger, additional storage space, and a convenient elevator directly to the main level. Easily walk to cafes, restaurants, parks, and many transit options, including Neighbor's Corner, Douglass Playground, Whole Foods, Kite Hill, Philz Coffee, & more!

Exquisite Telegraph Hill Penthouse with World Class Views! Seize this rare opportunity to own a piece of San Francisco's skyline. Step into the epitome of luxury living with this magnificent, two-level penthouse in Telegraph Hill. This TIC residence seamlessly combines convenience with sophistication, offering a lifestyle of unparalleled comfort and ease. Spanning two levels, this approximately 2,400 square foot residence offers three bedrooms and three bathrooms, providing ample space for relaxation, entertainment and everyday living. From the large-scale windows and wraparound decks, marvel at breathtaking, panoramic views of the San Francisco skyline - the Golden Gate Bridge, Lombard Street, Alcatraz Island, Coit Tower, the Transamerica Building and the glistening Bay. Unwind in your private oasis within the expansive primary suite where you can revel in cityscape views. From the primary bath, luxuriate in the lavish, spa-inspired space with walk in shower and copper soaking tub. An entertainer's dream, take advantage of the custom kitchen with chef's grade appliances, designer fixtures and high-end finishes in your indoor/outdoor, expansive view deck, open concept home. Private elevator just outside garage where you have 2 car parking. Elevate your lifestyle!

Sweeping Ocean View Oasis. Experience ultimate in living w/seamless transitions between indoor/outdoor spaces, ideal for hosting gatherings or simply relaxing in the sun-drenched ambiance. Enjoy the outdoors to the fullest w/2 spacious decks offering ample room for al fresco dining, as well as a sprawling private garden adorned with fruit trees, creating a tranquil oasis in the heart of the city. This 3BD/2BA home boasts an open floor plan designed to accommodate all lifestyles, providing ample flexibility for work, play, and relaxation. Step into a sunlit living room featuring high ceilings, decorative molding, & a stunning fireplace flanked by floating shelves, creating an inviting atmosphere for gatherings & quiet moments alike. The bright & airy chef's kitchen is a culinary enthusiast's delight, seamlessly connecting to the breakfast seating area and great room, where ocean views serve as the backdrop to everyday moments. Thruout the home, hardwood floors exude warmth and elegance, while strategically placed skylights invite natural light throughout. Embrace the convenience of modern living w/in-ceiling speakers for immersive audio experiences, solar panels for eco-friendly energy efficiency, & an electric car 220 plug-in. Close to MUNI Line, dining, shopping, Stern Grove

Perched on one of Noe Valley's most esteemed slow streets, every inch of this 2,041 sq ft home has undergone meticulous renovation. With four bedrooms and three bathrooms, each space is adorned with bespoke details and opulent amenities, including Carrara marble countertops in the kitchen, California Closet organizer systems, CAT6 wiring, radiant heat and built-in speakers. Step into a realm of luxury with exquisite architectural features, state-of-the-art technology, and a tranquil outdoor area, offering a perfect blend of elegance and modern comfort. Short walking distance to Church and 24th Streets' retail and restaurants, tech shuttle stops, BART and Muni.

Potrero single family opportunity! This charming residence spans three levels of comfortable living, offering a serene retreat in every corner. On the main level discover a spacious and airy living and dining area that seamlessly transitions into the well appointed kitchen. Equipped with newer appliances and cozy breakfast nook. The kitchen opens onto the deck inviting you to enjoy al fresco dining amidst the lush surroundings of the landscaped backyard. Completing the main level is a versatile bedroom or office space accompanied by a convenient bathroom. Ascend to the upper level where two generously sized bedrooms await, each illuminated by skylights bringing the outdoors in. Descend to the lower level to find the master bedroom suite boasting direct access to a sprawling deck and yard area. Outside the expansive flat yard beckons with mature trees, a tranquil water feature, and a charming flagstone patio offering ample space for relaxation and entertainment. Nestled just blocks away from an array of dining, parks, shopping, and transportation optionsincluding Muni, CalTrain, and transferable leased parking! This home enjoys a coveted location near Daniel Webster Elementary School, making it a truly exceptional find for discerning buyers. This one has it all!

A rare find and incredible value. This large 2-unit building in the highly sought after Inner Sunset is ~4 blocks from UCSF's 'hospital of the future.' The entire building has undergone a total renovation in the last 2 years. Charm meets modern conveniences. Tremendous natural light illuminates both flats. The top floor features FOUR bedrooms + 2BAs, brand new in-unit full size laundry + remodeled kitchen. First floor flat has THREE bedrooms + 2BAs, brand new in-unit full size laundry + remodeled kitchen. Both flats showcase original Edwardian details with modern updates, abundant closets, private outdoor decks, lush views and hardwood floors. Ideal for an owner-occupier seeking additional income or as a pure investment opportunity; likely condo-conversion possible. The owners also have permits and plans to build two ADUs on the lower level of the building. 400 amps of electric; new furnaces, tankless H2O heaters, newly painted inside + exterior and wonderfully landscaped. The ease of access to public transportation makes this property an excellent choice for a profitable rental investment, or fantastic multi-generational residence. Boasting a 97 Walk Score, this is an ideal location just 2 blocks from Golden Gate Park and minutes from the 9th Ave/Irving/Cole Valley fun!