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After a seasonal lull, the residential real estate market livened up a bit in February, as Noe Valley buyers closed deals on eight single-family homes, each of which sold for $1 million or more.

The number of February home sales was double January's total, but two fewer than the 10 dwellings that changed hands one year earlier.

Condominium sales rose as well. Buyers picked up six attached properties in the neighborhood in February, compared with four in January and three one year ago.

"We are starting to see the market perk back up for spring," says Randall Kostick, general sales manager for Zephyr Real Estate, which provides monthly sales figures to the Noe Valley Voice.

Kostick notes that February buyers once again were willing to pay more than the asking price for both detached homes and condos. On average, they paid 3 percent more. That sort of enthusiasm has been missing from Noe Valley's real estate scene since last fall.

The most expensive properties that were sold in February are located in the upper reaches of 25th Street. Buyers paid $2.7 million for a four-bedroom, 41/2-bath residence in the 4500 block of 25th Street between Homestead Street and Hoffman Avenue.

A three-bedroom, two-bath unit in the 4700 block of 25th Street between Fountain Street and Grand View Avenue was the costliest condo. The 1,220-square-foot condo sold for $1,050,000.

Noe Valley Home Sales*

	Total Sales	Low Price ($)	High Price ($)	Average Price ($)	Average Days on Market	Sale Price as % of List Price
Single-family homes
February 2007	8	$1,040,000	$2,725,000	$1,437,250	39	103%
January 2007	4	$850,000	$1,865,000	$1,477,813	99	96%
February 2006	10	$827,500	$2,100,000	$1,415,650	20	99%
Condominiums
February 2007	6	$475,000	$1,050,000	$810,000	47	103%
January 2007	4	$552,000	$815,000	$684,250	66	100%
February 2006	3	$640,000	$1,280,000	$1,050,000	19	113%
2 to 4 unit buildings
February 2007	4	$1,270,000	$1,960,000	$1,488,750	64	100%
January 2007	4	$850,000	$1,650,000	$1,300,000	46	91%
February 2006	3	$1,150,000	$2,156,000	$1,592,167	53	103%
5+ unit buildings
February 2007	0	-	-	-	-	-
January 2007	1	$1,900,000	$1,900,000	$1,900,000	11	100%
February 2006	1	$1,500,000	$1,500,000	$1,500,000	118	95%

*Sales figures include all Noe Valley home sales completed during the month. In this survey, Noe Valley is defined as the area bordered by Grand View, 22nd, Guerrero, and 30th streets. The Voice thanks Zephyr Real Estate (www.zephyrsf.com) for supplying the data.

Noe Valley Rents**

Type of Unit	Number in Sample	Range of Rents, January 2007	Average Rent, January 2007	Average Rent, One Year Ago
Studio	6	$1000-$1500	$1200	$1075
1 bedroom	12	$1050-$2650	$1772	$1609
2 bedrooms	26	$1900-$8000	$2684	$2358
3 bedrooms	12	$2800-$4700	$4098	$3671
4+ bedrooms	3	$4200-$5500	$4733	$6000

**These rent averages are based on a sample of 59 Noe Valley rental listings appearing on www.craigslist.com February 28 - March 16, 2007.