Being named as Redfin’s Number 1 neighborhood in the country recently, this eclectic neighborhood is bisected by Bernal Hill — the favorite stomping grounds of our four-legged friends who bark from time to time — into the North Slope and South Slope. And the South Slope has a natural division at Cortland Street, the main commercial street for area. To the west in that area is Holly Park and to the east you’ll closer to 101/280. Prices have surged of late and it’s common to see single-family houses with 3-bedrooms and updated bathrooms with parking close above $2M (March 2016). Because of the variety we’ve really broken if down the areas:
Manchester Hill/Coso flats (otherwise west of Folsom). More rental buildings than rest of area, close to Mission and Cesar Chavez. Some nice properties but there are rentals and rundown ones too. Mixed inventory on a series of one-way streets that are narrow steep; many homes have no parking.
Virginia, Fair and Prospect Close to Mission but quiet and tree-lined; curvy streets. Quiet and cute. Some houses have been remodeled while others have not. Mix of prices.
Cortland Corridor Cute neighborhood feel. More homes to have been remodeled recently but many haven’t so there’s a bigger mix, more dense. Some real stunners, gems and diamonds in the rough. North side more valued than south side because of views
Peralta/Mullen Very quiet, steep hills/narrow streets. Mix of old random bungalows and remodeled, chic homes. Some views — partial to full. Biggest price mix with some great homes and fixers. Potentially amazing views or Midcentury wryness/quietness almost desolate for the areas near eastern tip of Bernal Hill; steppe-like. In between two hills and removed from amenities with eastern/southern views.
Holladay Quiet area, more removed and eastern views but 101 is right below elevation; freeway noise. All houses were picked up and moved here in the 40s/50s/60s when freeway was built. Lower prices.
Banks Houses — just south east of Folsom that looks to the east, views yes but desolate feel. Houses are choppier and denser for older stock. New flippers increasing in number and value.
Cortland Corridor — cute neighborhood feel. More homes to have been remodeled recently but many haven’t so there’s a bigger mix, more dense. Some real stunners, gems and diamonds in the rough. North side more valued than south side because of views
Nevada/Ogden — South of Cortland, a bit run-down, fewer and smaller homes but some have been remodeled but the ones that have been can be amazing; south of Ogden, close to 280 (with the perpetual soundtrack from those cars), there are literally some cars on blocks south of Ogden in front of hodge-podge, DIY renovations that are questionable. In other words, lots of potential.
Richland/Crescent — Near to Holly Park, was a previously a rough neighborhood but the area is starting the process of gentrification with values starting to rise and houses growing nicer. Hard to tell between quality renovations and so-so ones until you go inside.
Holly Park (Mixed) Cuteness — cute houses, many haven’t been remodeled yet. Quiet. Holly Park. Fixers will be in demand. Higher prices for done homes, but quality will depend on which part of circle you’re at. Housing project toward western part; fire station at Southwest corner.
Mission/St. Mary’s Park — Close to Mission Street and Crescent. Lots of freeway noise from 280 nearer to Justin Street that can feel isolated because it’s not quite Bernal but not quite the Outer Mission. Areas closer to Alemany are more rundown as the road gets closer to the freeway; as such there is lighter demand and lower prices.