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Pano View Home


Panoramic Golden Gate View Mid-Century Home

Asking Price:  $8,500,000    

Year Built:  1956

Lot Size:  6,910 sq.ft. Huge, flag-Shaped lot approx. 30’ x 188’ x 55’ x 46’ x 25’ Please see the Tentative Parcel Map for exact lot dimensions (post lot split) per the Foresight Land Survey.

Sq. Footage:  The existing home is approx. 3,445 sq.ft. (per floorplan specialist). Please see website tab titled “Estate Parcel” for some conceptual development ideas.

Summary

Rare Opportunity: Vintage, Mid-Century home (MLS #422656180) situated on an extraordinary lot (approx. 6,910 sq.ft., almost triple the usual 2,500 sq.ft. lot) & consisting of 3BD/3.5BA (may be used as a 4-5BD). Completely detached, the home’s exceptional siting within the rear yard setback yields 180-degree views spanning from the Presidio & Golden Gate Bridge across the Bay to Alcatraz & Russian Hill.  Built around a beautifully landscaped interior courtyard, every room has either a garden or Bay/GG view. The nostalgic buyer may move right in & enjoy the classic 50’s style home serviced by an elevator; Alternatively, one may renovate the existing home and/or possibly enlarge it (refer to John Maniscalco Architecture's Conceptual Development Schematics attached).  The adjacent lot (approx. 25’ x 142’, 3,473 sq.ft.) is also for sale (MLS #422656172) which combines for a unique, estate development opportunity on a huge, approx. 10,383 sq.ft. lot (MLS #422656171). (Note: The lot split has tentative approval, enabling the buyer flexibility and control.) 3-car garage. Please see website tabs: “Vacant Buildable Lot” and “Estate Parcel” for additional information.

Description:  Main Level - A gated entry from the sidewalk opens to the tranquil, secret garden setting with a Mid-Century Modern home that is uniquely situated at the rear of an extraordinary, flag-shaped lot (approx. 6,910 sq.ft.). (The adjacent lot, approx. 25’ x 142’) is separately offered which, when combined with the existing home on the flag-shaped lot, would render an estate opportunity on an oversized, approx. 55’ x 188’ lot, 10,383 sq.ft., quadruple the standard 2500 sq.ft. lot). A flat, covered walkway leads past the Zen-style Garden landscaped with mature Japanese maple trees and progresses towards the rear of the lot with a preview of Alcatraz, Bay, and garden views prominent throughout the home.  The east-facing, front door opens to the striking foyer and an elegant spiral staircase within a dramatic, two-story, windowed backdrop. The spectacular Bay view evolves from the foyer to encompass 180-degree views which include the Golden Gate Bridge, the Palace of Fine Arts, and Alcatraz from the expansive living/dining room. Original mid-century architectural details include wood paneling, built-in bookcases, and hardwood floors. The well-situated fireplace enables one to view the fire and the Golden Gate Bridge at the same time. A wall of glass frames the iconic views and opens to the spacious deck perfect for today’s indoor-outdoor lifestyle. The adjacent dining area leads to the 50s-style galley kitchen which enjoys seldom-seen, verdant rear-garden views eastward to Russian Hill. At the front of the home (secluded and set back from the street) is the primary, ensuite bedroom which overlooks the peaceful, inner courtyard. The en suite bath/dressing room includes double sinks, a stall shower, and a tub.

Lower Level - The dramatic spiral staircase, set within a two-story windowed backdrop framing Bay and verdant views, leads to the lower level which includes 2 bedrooms each with an en suite bath.  The southernmost bedroom opens directly to the inner courtyard.  The second bedroom has a built-in desk and lovely garden views. A huge laundry room could readily become an additional bedroom or office. The media room (which may alternatively be used as a bedroom) features a fireplace, kitchenette, and glass doors that open to the deck featuring garden outlooks and Golden Gate views.  

There is a delightful side and rear garden in addition to the interior courtyard. A large storage area under the home may potentially be developed into additional living space. The 3-car garage communicates with the home via a side door that opens to the interior covered walkway.

PLEASE NOTE: Despite the reference to the ‘lot’ and ‘house’ - there is currently a tentative subdivision map showing two separate parcels. The tentative map must be finalized before the “lot” and separate “house” can close escrow. Fireproofing of the adjacent home to the east is the required before submission for mylar approval, and issuance of the final subdivision map. The seller will complete that as expeditiously as possible, but a buyer of the lot or house should factor that timing into their closing date. The separate purchase of the home or lot should include language regarding the completion of the fireproofing on the house prior to the close of escrow and at seller’s expense.  

All references to “Mid-Century Modern home on a flag-shaped lot” pertain to the tentatively approved subdivision and the separate eastern and western lots that will result once the lot split is finalized. The only remaining condition to finalize the lot split is to fireproof the existing home at 2556 Filbert. A permit has already been issued for the fireproofing. Seller will pay for the requisite fireproofing work to the existing home and begin the work as soon as possible once an offer has been accepted on the lot and the house. As part of the fireproofing, the existing home (2556 Filbert) will be slightly modified with west-facing balconies and awnings removed (see fireproofing plans) and some west-facing windows modified with fire-rated glass. The property will be sold “as is” and neither seller, nor agent/Brokerage makes representations regarding any future property's interior, exterior, views, or any other aspect of the property or any future home therein.  The location of the lot markers showing the future lot and future building envelope are rough approximations corresponding to the preliminary plans by John Maniscalco Architecture, and only the Tentative Parcel Map (TPM) should be relied upon. The current APN’s in the tax records do not reflect what is being offered for sale. Once the lot split is final, the new lot will have a new address. 

 To Show: By appointment only with exclusive listing agent, Janet Schindler, Sotheby’s International Realty



Vacant Buildable Lot


Cow Hollow Vacant View Lot

Asking:  $6,250,000

First time on the market – EVER! Possibly the very last Cow Hollow, Golden Gate view lot. Build and customize - from the ground up - your dream home on an extraordinary, (approx. 25' x 142’, 3,473 sq.ft.) with panoramic Bay and Golden Gate views.  Includes preliminary plans by the renowned architect, John Maniscalco, for an exceptional, Pavilion-style, contemporary home which accentuates the verdant surroundings and frames the spectacular views. 3BD/4.5BA with media room, exercise room, and an ADU  (approx. 6,462 sq.ft. plus 2-car gar). The adjacent Mid-Century home (to the east) on an oversized lot is also for sale (see MLS # 422656180, "Pano View Home" tab on this website). Both the vacant lot and the adjacent home may be purchased together (Estate Parcel, MLS #422656171, "Estate Parcel" tab on this Website) or separately. (Separate offers on lot & house please). (Please note: The lot split is tentatively approved enabling flexibility for a buyer wishing to purchase an estate parcel.)  This is a once-in-a-lifetime opportunity!

 

PLEASE NOTE: Despite the reference to the ‘lot’ and ‘house’ - there is currently a tentative subdivision map showing two separate parcels. The tentative map must be finalized before the “lot” and separate “house” can close escrow. Fireproofing of the adjacent home to the east is the required before submission for mylar approval, and issuance of the final subdivision map. The seller will complete that as expeditiously as possible, but a buyer of the lot or house should factor that timing into their closing date. The separate purchase of the home or lot should include language regarding the completion of the fireproofing on the house prior to the close of escrow and at seller’s expense. If the entire parcel is purchased by one person, seller will neither do the fireproofing work nor complete the lot split.    

Architectural renderings are prepared solely as an initial concept for a future home. Preliminary plans (not city-approved) for a John Maniscalco Architecture designed Pavilion-Style home are available for review. All references to the “lot” or “vacant lot” pertain to the tentatively approved subdivision and the separate (western) lot which will result once the lot split is finalized. The only remaining condition to finalize the lot split is to fireproof the existing (eastern) home at 2556 Filbert. A permit has been issued for the fireproofing. Seller will pay for and begin the fireproofing work as soon as possible if an offer has been accepted on the lot and house by two different buyers. To comply with fireproofing, the existing home (2556 Filbert) will be slightly modified with west-facing balconies and awnings removed (see fireproofing plans). The property will be sold “as is” and neither seller, nor agent/brokerage makes representations regarding the future property's interior, exterior, views, or any other aspect of the property or any future home thereon. The location of the lot markers/flags are approximations, and only the tentative parcel map should be relied upon. Green flags show the approx. boundary of the pavilion style home, pink flags outline the boundary of proposed Parcel B. The current APN’s in the tax records do not reflect what is being offered for sale; the new lot is larger. Once the lot split is final, the new lot will have a new address. 

 



Estate Parcel


Golden Gate View Estate Parcel 

Asking: $14,000,000

Lot Size: Approx. 55' x 188' (10,383 sq.ft.) 

First time offered for sale – Ever!  Imagine your own secluded city estate in coveted Cow Hollow, surrounded by verdant gardens and featuring spectacular Golden Gate and Bay views. This rare offering features a classic, Mid-Century Modern home, Gardens, and a Vineyard.  Located in prime Cow Hollow on one of the best flat blocks, the exceptional lot is approx. 55’ x 188’ (approx. 10,383 sq.ft.- more than 4 times the standard 25’ x 100’ city lot) affording extraordinary city estate possibilities. Live in the existing home, which is uniquely set back from the street in a tranquil and secluded setting surrounded by verdant gardens or renovate/build. John Maniscalco Architecture’s (PRELIMINARY ) Conceptual Development includes (1) Demo & Build  (14,695 sq.ft.); (2) Rebuild existing  home (to approx. 9,200 sq.ft.) and New Build (5,220); (3) Renovation + Addition (12,635 sq.ft.); (4) Renovation  (8,160) + New Build (5,220). Truly a once-in-a-lifetime opportunity to create and live in an incomparable city estate. See MLS # 422656180, “Pano View Home” Tab on this Website and MLS #422656172 “Vacant Buildable Lot” Tab on this Website for additional information for the House and Lot which have been tentatively approved for a lot split.

PLEASE NOTE: John Maniscalco Architecture’s "Conceptual Development" are only conceptual and would need to be reviewed and approved by the Planning Dept. and Building Dept. This is not a promise of any kind that the City will approve/permit these designs. (Please also note that the "Conceptual Development" is predicated on the frontage at 27.6' per parcel and that the lot split which has been tentatively approved is predicated on the frontage being 30' wide (existing house) and 25' wide (new build). Since the lot split has not been finalized, the buyer of the estate parcel has flexibility and control.

See attached File for "Conceptual Development" ideas.



Floor & Site Plans




John Maniscalco Plans




Neighborhood: Cow Hollow


Coveted location west of Steiner, between Scott and Divisadero, known for its picturesque, tree-lined streets and sunny micro-climate. This block of Filbert is tranquil and flat – features hard to find in San Francisco’s hilly, urban setting. The home boasts a Walk Score® of 94 – “a Walker’s Paradise – Daily errands do not require a car.” 

Cow Hollow is one of the city’s most desirable locations.  Within Cow Hollow, the area west of Steiner is the most coveted. Known for its picturesque, tree-lined streets and sunny micro-climate, the 2500 block of Filbert is tranquil and flat – features hard to find in San Francisco’s hilly, urban setting. Boasting a 94 Walkscore®, it is considered “A Walker’s Paradise – Daily errands do not require a car.”  Indeed, 2556 Filbert enjoys convenient access to three distinct shopping districts:  The chic boutiques, restaurants, and cafés on Union Street, Chestnut Street, and Fillmore Street. The Miley Street Playground, a hidden treasure for families with young children, is nearby. A towering forest of century-old pine, cypress, and eucalyptus defines the western edge Cow Hollow and the eastern edge of the Golden Gate National Recreation Area (GGNRA), one of the largest urban national parks in the world with virtually every recreational opportunity imaginable. Its miles of trails and roads meander around woods and glades, as well as permanent art installations, cafes, restaurants, and a spa, eventually leading to picturesque beaches, the Crissy Field wildlife sanctuary, and the Golden Gate Bridge. 



About Janet

Janet Schindler has remained the #1 agent for the past decade for home sales in San Francisco’s Northside (which includes Pacific Heights, Presidio Heights, Cow Hollow, the Marina, Russian Hill, and Sea Cliff) according to the MLS. Her extraordinary success results from her hard work, unwavering commitment to integrity, and always prioritizing her clients’ best interests. For the past 30+ years, Janet has taken this approach with every client, and it shows. She is consistently one of the top 25 Sotheby’s International Realty agents ranking in the top 1% of over 50,000 esteemed associates and is regularly named on the prestigious Wall Street Journal’s list of the Top Realtors in the U.S.A. When Haute Living published a list of the Bay Area’s Top Real Estate Power Brokers, Janet was labeled “The Professional,” a title that truly characterizes her approach to her career and her relationship with her clients.

Janet’s clients benefit from her unparalleled market knowledge and creative marketing concepts. She specializes in preparing and presenting properties for sale to assure her sellers maximize their returns. When representing buyers, she is quick to point out the hidden upside in a property as well as its drawbacks. Her clients enjoy her positive attitude and sense of humor during a process that is often beset with stress. Whether her clients seek a world-wide marketing strategy or a discreet private sale, Janet has the wisdom, resources, and experience to successfully negotiate and navigate the transaction.

Media frequently seek out Janet's opinion of the San Francisco real estate market. She is often quoted in The Wall Street Journal, Robb Report, Mansion Global, and local newspapers. She researches and writes the annual Schindler Report, which appears in San Francisco's Nob Hill Gazette, analyzing luxury real estate sales in San Francisco's Northside neighborhoods. In addition to her real estate writing, Janet has published articles on related areas of interest including gardening and architecture. 

Janet graduated Summa Cum Laude with a BA in philosophy, emphasizing Asian philosophy, from Brandeis University and was a Regents Scholar at UCLA Law School. Her education and expertise add value to every real estate transaction. 90% of Janet's business comes from repeat clients and referrals because they know that she always puts clients' interests first. Janet Schindler is the trusted name in San Francisco real estate.

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MLS: 422656180, 422656172, 4226561180,