115 Bella Vista Way, San Francisco

115 Bella Vista Way, San Francisco

Site Conditions

  • A mishmash of flooring—oak, parquet and engineered/laminate—looked disjointed and old
  • Two lower levels had engineered flooring with unsightly gaps
  • Yellow-orange wood floors made everything seem outdated and uninviting
  • New floor colors would create a clash with the banister and stair colors, rug runners on the staircases were dingy

Results of Our Work

  • Handled project for sellers after they moved out of state
  • Brought in inspectors and remediated deficiencies
  • Surfaces, including wood floors, refinished in cool, modern gray tones 

The Numbers​​​​​​​ ​​​​​​​​​​​​​​

  • Listed: $1.999M​​​​​​​
  • Sold: $2.3M 
  • Offers: 3 
  • Days on market: 7

Sellers Left the Details to Us

Craig’s favorite element of this project? The sellers moved out of state and trusted most details to his team, including generating a big return on their resurfacing investment.

Craig looked carefully for spots buyers might see as weak points. The sellers agreed with his recommendations to improve those areas. It was essential to catch up the rest of the home to the wonderful bathroom renovation the sellers had already done.

The team devoted nearly 2 weeks to inspections and remediating nearly every imaginable issue a buyer could raise. A slight leak in the radiant heat plumbing, maintenance on the sewage pump tank, transfer of roof warranty, roof repairs, and a list of other items.

Focusing on finishes and detail, we envisioned how to make components (such as orange-ish wood bannisters) work with the newly refinished cool gray floors.

After marketing the home for a targeted 7 days, we followed with a bid date to aggregate demand and let buyers compete. The top offer was cash, with no inspections or contingencies. Extra prep work had paid off, with a bid date just 9 days after San Francisco began sheltering in place.

Exterior (before) Landscaping looking a bit ragged, palm tree blocking the garage door. 

Exterior (after) Tidied up the front yard, planted new plants where needed, trimmed trees to show the level of care.

Living room (before) The plusses—dramatic ceilings, crown molding, parquet floors, oversized front window and great fireplace. But dated yellow and brown colors would bring down the price point. Aimed to match design level of sellers’ wonderful hall bathroom renovation.

Living room (after) Cooler tones register as attractive, modern and approachable. Discovered our flooring specialist can restain a variety of flooring materials to contemporary gray hue. He works wonders, even on engineered wood in lower price point properties.  

Dining room (before) This room suffered from a dated yellow/orange look. The open-air patio (right, through window door) should be main focal point, but bright flooring competed.

Dining room (after) Our designer chose wall color to heighten synergy with new lighter, neutral parquet flooring. Grayer and bleached out, it parallels Restoration Hardware and other fine contemporary design.

Bedroom (before) A single change can affect perception of the entire interior. We make strategic choices, stay on budget and strive for highest return on investment. Needed a neutral color and to restore room’s use to a bedroom. 

Bedroom (after) Removed carpet runner on stairs and stained floors neutral gray, which made banister color wrong. Since the floor stain wouldn’t absorb on banister wood so we chose a crisp white. 

Downstairs flooring (before) Engineered wood on lower levels was in poor shape and we weren’t optimistic we could achieve higher-end look on our budget.

Downstairs flooring (after) Floor took to the stain fabulously and made all three home levels consistent, clean and cohesive.

Deck (before) Generous outdoor space was big draw as was promise of entertaining , BBQs, family living with expansive views. Rubberized decking was a rusty red that disturbed our design team. 

Deck (after) Painted stairs and decking material with a specialized paint in a cool, neutral color to complement, not compete with, existing wood elements we couldn’t afford to resurface.  

4th bedroom (before) The starting point, a blank slate with a glaring orange floor.

4th bedroom (after) Mission accomplished—a soothing, contemporary haven that buyers could imagine coming home to. 

115 Bella Vista Way, Resurfacing Plan

* Professional staging $9,200

The charming living room, updated and staged to create a sense of space and relaxation. 

Recent Blog Posts

Stay up to date on the latest real estate trends.

58 Martha Ave., San Francisco

October 19, 2023

The Sputtering Real Estate Market: We targeted buyers who would be willing to compete for the home-expanding families. They'd love the neighborhood and the home's many… Read more

388 Madison St., San Francisco

February 13, 2023

The Thanksgiving Offering: Around Thanksgiving, Craig met two sisters who had inherited their 1950s-era family home. The 5-bedroom, 2-bath house, adjacent to McLaren P… Read more

1441 Nye St., San Rafael

February 9, 2023

No Need to Wait for Spring: The sellers had two adorable, very active small children. So no surprise, the home looked lived-in damaged hardwood floors, loud child-them… Read more

68 Broadmoor, San Anselmo

February 9, 2023

Out-of-State Sellers Face Damaged Rental Property: The owners, an out-of-state elderly couple, planned to sell this rented property in a 1031 exchange. But the tenants… Read more

2431 24th St., San Francisco

January 21, 2023

The Realtor to Friend Crossover: In 2011, Craig represented these clients when they bought the duplex, in poor condition with a difficult layout. But add imagination a… Read more

775 Congo St., San Francisco

January 21, 2023

Upgraded Property for Half of Budget Other Agents Advised: To sell this four-floor Glen Park home, we targeted families with children, work-from-home couples and dog l… Read more

246 Alta Loma, Daly City

July 22, 2022

Out-Of-State Sellers Take The Harder Route: This Daly City family home had been converted to a rental and went untouched for years. The owners, living in the Midwest, … Read more

556 Stone Dr., Novato

July 21, 2022

A Neighborhood Record Sale Price: The out-of-the-area owners had rented out this home for many years. They were surprised at how tattered the property was once the ten… Read more

2979 23rd St., San Francisco

July 8, 2022

Time to Sell and Buy Outside the City: Craig had sold this lower-level condo in the Mission District to the same couple almost 10 years ago. Now they wanted to move ou… Read more

Let’s Talk

By phone, Zoom, or in person. We’ll get your questions answered.