Kevin+Jonathan: Clever, Bold and Significant Professional Real Estate in San Francisco — Vanguard Properties

Hello & Welcome.

Buying or selling in San Francisco may seem to be an expensive and daunting effort. But with Kevin+Jonathan (and Raffi) you will receive dedicated, smart and enthusiastic service that will guide you to success. We live, work and play here and know our diverse City well. We love what we do and we know you will too. Thanks to our thoughtful and considered approach our clients buy for less and sell for more.

The Latest:

What Some of Our Happy Buyers & Sellers Are Saying

Sellers Say…

We appreciate all you have done to help us. We were so afraid that the house wouldn’t sell, but it did and for more! You have worked a miracle inside and out!

— Gene & Sally

Sellers, Retired, Entrusted Home Renovation Choices  & Supervision to Kevin, Twin Peaks

Buyers Say…

Kevin is fantastic — highly recommend! We worked with Kevin as buying agent and he was superb. He invested considerable time and energy to help us understand how the market and process here works. And he is super-responsive, even to late-night emails/texts which was great due to our work commitments. Importantly, he had great suggestions and advice on making our offer compelling, helping us secure the property we really wanted despite not being all-cash nor the highest offer.

— Sarah & Ross

Buyers, Google & EBay, Noe Valley


Top Producer | Top 21 Club

Vanguard Properties

Grow your success, wealth and happiness together with Kevin+Jonathan (and Raffi).

Welcome to San Francisco real estate with Kevin Ho, attorney, Broker Associate and Top Producer and my partner, Jonathan McNarry, REALTOR and Broker Associate both of Vanguard Properties, the leading locally owned boutique San Francisco brokerage, known for its powerful top-quality brand, LGBT roots and development prowess.


We rank among the top 5 percent of San Francisco Agents. We specialize in residential real estate in and around our fair city of San Francisco representing buyers, sellers, investors, builders and more. Our methodical, all-encompassing and creative approach is focused on advancing our clients’ interests whether it’s listing properties that we’ve helped transform into desirable homes or helping buyers purchase properties with awareness and confidence. We look at real estate as being a valuable exercise that betters the community and as many people’s lives as possible.

We genuinely love what we do: Real Estate doesn’t feel like work, it feels like fun. And we’re good at it.  

Our clients know they’re working with approachable, engaged and authoritative professionals. Kevin has been an invited commentator/expert on Curbed SF, quoted and featured in the New York Times and interviewed a number of times on local television news all talking about real estate trends and developments. Jonathan, who was born and raised in the U.K. and Atlanta comes from a family of real estate developers — he had his first open house sign up when he was just 6 years old! Kevin, who is from Iowa originally, has lived in the U.K. and has a Masters and law degree from U.C. Berkeley (Boalt Hall). He speaks Cantonese as well. Jonathan also works as a critical care, rapid response ICU nurse at UCSF and Kevin practiced as a business attorney and mediator for 5 years before focusing on real estate over the past 4 years.

Join Our Successful and Loyal Client Base — Now. 

Our clients have bought for less and sold for more and remain loyal customers of real estate with many repeat buyers and sellers. We are plugged-in, connected and responsive. Explore our site and you’ll see how we stand out from other agents.

Contact us today to put all of our knowledge, personality and experience to work for you!


Kevin K. Ho, Esq.


Top Producer & Top 21 Club Vanguard Properties (bre 01875957 | sbn 233408) Member: SFAR MLS & Technology Committee, Residential Builder’s Association, State Bar Real Property Section, Bar Association of San Francisco, AIA, Top Agent Network (Top 5% of San Francisco Agents)


Jonathan McNarry


Realtor Vanguard Properties (bre 01747295)


Clients Say…

Kevin was a superb real estate agent, and did a great job helping us buy our first home! Kevin is funny and personable, and knows how to get the job done.

—Dana & Drew

UCSF Med Student & Chip Engineer

First Time Buyers (Miraloma Park)

The Numbers.

The market is strong in San Francisco.

12-month average from Feb 2014-2015. According to Multiple Listing Service data from the San Francisco Association of Realtors. 


Finders Keepers. 

Click here to search for active property listings in San Francisco & Beyond

Average Sales Price

$1,501,175(single-family house, Feb 2015)
  • Average of 27 days on market
  • + 2.6% from Feb 2014
  • -20.4% less sold than 12 months ago

(Source: SFAR MLS)


What’s News for March 15, 2015

Is this the Push, We’ve Been Waiting For?

A perceptible amount of new listings came on the market this weekend while interest rates held steady despite warnings otherwise. Could this be the start of a good patch?

The long-awaited pushed may finally be here! There seems to be a perceptible increase in interesting (and affordable) inventory hitting the market this week opposed to weeks’ past with 159 new listings hitting the market. In most parts of the country March is the traditional time that real estate picks up and that may well be happening here too. Many agents report that they have sellers just waiting to upgrade their home and step up but have not had the inventory to pick from.


Congratulations to…

Congratulations to our clients Perry and Robert for closing escrow on their brand-new construction condominium at 8 Octavia St, No. 304. This two bedroom, two bathroom, Stanley Saitowitz-designed condominium has a rare 350 square-foot patio. Perry and Robert were San Franciscans who moved to New York. Now they are New Yorkers who moved back to San Francisco. We coordinated getting these New Yorkers their property at the same time Perry was applying for a new job and setting up for their cross-country move. There are other issues at the development with the December rains, turnover of the entire sales staff, coordinating the move and the financing took a lot of effort that all paid off last week. The property was listed at $1.12 million but being New Yorkers, Perry and Robert unbundled parking and the final close price was an even $1 million.

Congratulations to our clients Navin and Varsha for getting into contract for a large, just-remodeled Inner Parkside home with more than 2300 sqft, 4 bedrooms, 3 bathrooms and a modern, luxe feel at 2346 18th Avenue listed at $1.3388M. The couple and their young baby girl saw the property last Sunday, we confirmed their interest after seeing it on Tuesday Broker. And rather than wait, we made an early, pre-emptive offer. After one round of further discussion and the sellers providing blueprints and permit histories for the remodel we ratified on Friday night over $1.5M with a 21-day close of escrow.

Inside Each WEEKLY Issue You'll Learn Valuable Insights, News and Stories

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What Closed Over the 7 Past Days in San Francisco

 Congratulations to our Seller!

We wanted to congratulate our seller at 1643 44th Avenue for closing escrow on this sale. She first contacted us in November 2014 and we helped her out going above and beyond a simple marketing plan and we created a detailed life plan for her. A lot of paint, hard work and moving 15 years and four kids out of the house to her new place over the holidays. The market was waiting for this home and we had more than 300 people through each open house and sent out more than 40 disclosure packages. We received two preemptive offers and, on the offer date, received three more. In the end, we ended up selling the property for $960,000 – some 120% over the list price. Given the fact that the comparable sales suggested a sale price $900,000 for house that was done and that this house is essentially a fixer, the $960,000 result was it successful one. We worked with the buyers, buyers agent, appraiser and others to make sure that everything worked out – and it did.

For the past 7 days (March 8-15, 2015) we saw 118 transactions close escrow as reported in the MLS (Multiple Listing Service) here in the City (27 more than the same period the week before). Here are the numbers:

Single-family homes: 40 sold (6 more than last week)

Condominiums, Tenancy in Common/Co-Ops: 65 (+18)

2- to 4-unit buildings: 9 (+2)

5+ unit buildings: 3 (-1)

Commercial: 1 (-1)

This week’s Most-Over-Asking-Price-Single-Family Home Award goes to 2001 14th Ave, a 2-bed, 1-bath, nearly 1200-sqft., split-level ho-hum house perched up in Golden Gate Heights between the Inner Sunset and West Portal. The home itself is vintage — circa 1947 — with a blah kitchen, parquet wood floors, very vintage unattractive bathroom listed by agent who won’t be winning any awards for making people feel warm and fuzzy either. So what gives? When you literally take a step back you’ll see the buyers here are buying a lot that is nearly double the usual lot (4,600 sqft) with ‘million-dollar’ views. In this case the phrase should be updated to the $1.35M view. Listed at $975,000 the property closed after being on the market less than 14 days on the market at nearly $1,150/sqft or at 138% over list price to an all-cash buyer. 



Last week’s Most-Over-Asking-Price House Award went to 2424 14th Ave. a 1946-built Spanish-mediterranean just above West Portal at Taraval with a death on the property and a $20,000-$30,000 pest report drew in 26 offers. The 2-bed, 1.25-bath home had about 1560 sqft and a large nice yard on a larger-than-normal lot. With original details like crown moulding, parquet floors, vintage split bathroom closing in just 20 days. With the original $925,000 list price the $1.3M sale price closed at 140% or at $833/sqft. 


And Some Bigger Trends
Limited Inventory Creates Opportunity for Homesellers

A strengthening employment market is expected to offset implications of an expected rate hike in the 3rd quarter. A recent Reuters poll forecast the 30-year mortgage rate at 4% this year, and approximately 4.5% next year. The 30-year mortgage rate currently stands at 3.76%. Sales volume continues to be hampered by low inventory levels and affordability issues. Sales volume in February was at its lowest level in twelve months. Inventory in San Francisco is at a three-year low. As a result, homebuyers are bidding approximately five to six percent over list prices.

Neighborhood Values

Bayview/Hunters Point is experiencing high levels of appreciation, largely due to massive redevelopment efforts at The San Francisco Shipyard. The precipitous decline in Noe Valley’s median sale price results from a concentration of higher priced single family home sales in the prior versus current period, and is therefore not necessarily an indication of actual price depreciation.

Caution going forward: Putting Prices in Context — You’ve been hearing about weak inventory from us for months now along with hearing about phenomenal offers and bidding wars over what little is out there.

Beware of making too much about the high prices we’ve seen over the past few weeks as they may prove to be outliers in the grand scheme of things. Higher prices may also indicate a new trend or hot neighborhood. This uncertainty is why working with Kevin+Jonathan is all the more important as we will give you proper context and perspective.

What's News with Kevin+Jonathan

More Real Estate with Kevin+Jonathan

Some of Our Recent & Current Listings

We add value and assist our clients in preparing their property so that the property is appealing, desirable and anticipated commanding top-dollar prices.


Just Sold! 1643 44th Avenue

1643 44th Avenue. Classic tunnel-entry, Outer Sunset single-family home with 4 beds, 2 baths over 2 levels. Vintage details, large garage, approximately 1405 ft.² with a large 3-level patio. Fixer. Listed at $799,000 (March 2015) Sold: $960,000 +120%

Find Out More.

Listed & Sold! $607,500

788 Minna Street, No. 403, Mid-Market/SOMA condo 1-bed, 1-bath, 1 car parking, elevator. Sophisticated & bright (MLS 421876). Listed at: $600,000 SOLD AT: $607,500 (July 21, 2014)

How'd We Do It.

Now Available:

Two Vacant Development Parcels in Lafayette in the affluent San Francisco suburb of Lafayette. (SF MLS 423537 & 423549) Listed at: $1.798M combined

See Them Now

Listed & Sold!

766 Harrison, No. 604, the Cubix. Smart, ingenious and compact urban living at its modular best. (MLS 425832) List Price: $375,000 SOLD: $362,500 (November 13, 2014)

Take a look

Listed & Sold! $1.4M

471 Hickory Street. Hayes Valley single-family home with 2 bed, 1 bath, 2-3 car garage, private center patio. Cute, bright & chic. (MLS 421090) Listed at: $1,060,000 SOLD AT: $1,400,000 (June 12, 2014, multiple offers)

See How We Did It.

Listed & Sold! $1.27M

273 Romain Street, Twin Peaks/Upper Market view single-family home. Remodeled and Refreshed for sale. 2 bed, 1 bath, 1 car garage and private yard. Quiet, bright, airy with incredible 180º views from Bay to Peaks. (MLS 420070) Listed at: $995,000 SOLD AT: $1,270,000 (May 30, 2014, multiple offers)

See How It Happened

Listed & Sold! $825,000

868 Minnesota, No. 411, Chic, serene & spacious Dogpatch condominium with 1 bed, 1.5 baths at Esprit Park. Serene, bright & amenity-filled. (MLS 423598) Listed at: $739,000 SOLD at: $825,000 (Sold in 72 hours)

Take A Look

Listed in SOMA

1118 Howard Street, SOMA, San Francisco. 13,497 sqft, 3-story commercial space with elevator and loft-like top floor with 18-foot ceilings. Off Market.

Ask Us About It.

Let’s Search.  What’s Out There?  

Take a gander at current listings in San Francisco, Marin County and Wine Country by using our credentials to login to the San Francisco Association of REALTORS’ MLS Database and to our partner feed for the North Bay. Last, if you’re looking for commercial listings take a look at the database at LoopNet.

W A L K – T H R O U G H S 


Walk with Us. These properties caught our eye as being exceptional. Just how a property is exceptional depends! It could be a fixer, a fabulous value or just plain fabulous!

SF Properties We've Walked Through for You


Our Valuable Buyer’s Guide

Over the past few years Kevin has been compiling our collected experience, learnings and knowledge in one place — our ongoing and evolving Buyers’ Guide, among other benefits, you’ll get to:

  • Learn how our clients win at competitive bidding without being the highest offer

  • Familiarize yourself with San Francisco’s neighborhoods & nuances

  • Get high-quality counsel, insights and tested examples gleaned from our client successes

  • Good references for lenders and other vendors

You’ll get this for free all by clicking here.

Kevin on the News

About the middle class buying in San Francisco


Time to Search for Property.

Go Find Your New Home with Our Credentials.



  “We highly recommend him to everyone out there.”

As first time homebuyers (and in SF no less!), Kevin helped my wife and I navigate the process from beginning to end. With his exceptional help, we were able to quickly find a place we loved. As others have mentioned, he is extremely responsive and his prior legal background helped in explaining the various contracts we were looking at. We will definitely use Kevin again when looking for our next home and highly recommend him to everyone out there.

— Arun & Maelle, Buyers, Dogpatch

Local knowledge:
Process expertise:
Negotiation skills:

Step One of Your Success Story

Contact Kevin + Jonathan


Clients Say…

We bought our house and Kevin was super responsive, incredibly helpful and full of knowledge. He was the perfect guide in navigating what can be a complicated and confusing process. Thanks Kevin!

— Chris & Christel

Buyer, Internet Design Professional & Landscape Architect, Berkeley


But How Much Is Your House Worth?
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We’re Here 24/7 For You

We engage with you as you lead your busy, everyday life. Recognizing that your schedule isn’t simply 9-5 (does anyone have a 9-5 these days?) affects the service and solutions we provide to our clients. We don’t want anything to fall through the cracks, so if it’s late-night text, faxing to a local store, FaceTime conversations or courier pigeon (we have yet to try that one), we’ll be here to support and respond to you. You will be heard and recognized for being as great as you are!

Real Estate Starring Raffi (Our Dog)


Buyers vs. Sellers We Represent

Client Successes All Over the Bay

The Latest News & Happenings

The Latest Updates for You

What's News.

RSS The Latest from Our Friends at Curbed SF

RSS The Latest on SF Development from the SF Examiner

Yes, you're ready life-changing real estate

Contact Kevin+Jonathan Now.

Yes. Now. You’re Ready to Contact Kevin+Jonathan


Big Development Near Ocean Beach Ready To Break Ground

Mission Condo Project Back In Play With 2X The Number Of Units

Meet the Chinese developer quickly becoming one of the Bay Area’s hungriest investors

Everywhere Else in SF… More Affordable Areas in SF: The Least Expensive SF Neighborhoods

Castro: Designs Unveiled for Housing at Sullivan’s Funeral Home Site

The Inner Mission: Another Parcel Near Parque Ninos With Plans For Developmentbefore efforts for a moratorium go further.

Mission Bay: New Mariposa Park Slated For June Opening

SOMA/South Beach: San Francisco penthouse condo seeks record $49 million asking price The Wall Street Journal reported that the developers of the Lumina in the SOMA/South Beach area put a 15,000-square-foot condo that will span the 41st and 42nd floors of the building on the market. Apart from having two kitchens (why settle for just one when you can have two) the Lumina’s penthouse will come with 5 bedrooms, 5 bathrooms and 2 1/2 bathrooms. Oh and there’s the huge windows, 20-foot-tall ceilings and big Bay Bridge views.

The Inner Mission Rush: Inner Mission Development Racing To Beat Building Moratorium

Rincon Hill Luxury Goes to Utilitarian: 400-Foot Tower Dubbed “Jasper,” Leasing This Spring

No Art For You! Bellhop… Mid-Market developer scraps plans for Tenderloin arts center

What's News.

RSS From SF Gate’s On the Block

RSS SF Nieghborhood News from Hoodline

RSS WSJ Development News

RSS Beautiful Homes from HomeAdore

What Kevin+Jonathan Will Do For You

Representing a loyal, diverse and ever-growing client base, Kevin Ho and Jonathan McNarry of Vanguard Properties deliver unmatched professional real estate services for buyers and sellers in San Francisco. They’re good at what they do and watch out for their clients’ interests with comprehensive and analytical advice to ensure their clients make the most informed decisions.




In the Know with Kevin+Jonathan …

Each weekend, we spend a few hours writing our newsletter for you. Instead of some kind of automated regurgitated series of listing information that makes no sense for everyone to get, our readers get the following every weekend:

  • Exclusive & Advance Listings that are Off-Market or Coming Soon — available only to our readers

  • Stories of the Week — our readers learn the details of how a property sold and for how much (approximately)

  • Market Trends and Our take on the Market

  • Early Access and leads on New Developments,  Preferred Lending Rates for Vanguard Properties’ preferred lenders and much more!

Your information stays private with us, so why are you still waiting? Sign up now.  

Our Newsletter Contains Valuable, Exclusive and Early Information.

Sign Up Now.

Readers Say…

I love the style of your newsletter! It is so informative and fun! I love to see what is happening in my neighborhood too.

—Cynthia W.

Homeowner, Noe Valley

Clients Say

We couldn’t be happier with the service we received from Kevin.

He’s personable, helpful, tech-savvy, and extremely dedicated! Kevin is a very opinionated realtor, but I say this in a good way.  There were many homes that we were willing to bid on in what was a very challenging market, but thankfully Kevin kept our best interests in mind.  Rather than going for a quick close, he actually talked us out of a few homes to make sure we stayed true to our criteria.

Aaron & Ashley 

Buyers, Charming Victorian (Noe Valley)

Clients Say…

Kevin listened to our story and took the time to understand who we were and our personalities and then asked more than a few more questions to narrow down where we should live.  His advice definitely helped us narrow down the choices and helped us with the all important targeting of our search. [H]e gave us very candid and honest responses to our questions including dissuading us from a couple of apartments that in retrospect would have been completely wrong for us.

When we finally found a place that we unquestionably loved, Kevin guided us through the process in winning a bidding war before the house even made it to its first public open house.  He helped quell a lot of the eleventh hour jitters and pushed us in the helpful way not the overbearing way.  Ultimately, we were absolutely delighted with the purchase and he was integral in the process and could not recommend him more to others.

— Mitchell & Debbie

 Buyers, Relocated from New York, SOMA

Check This Out

Relevant information for you now

Why You’re Hiring Vanguard Properties

Vanguard Properties continues its Number 1 position in District 9 (SoMa, South Beach, Dogpatch, Potrero, Bernal Heights) and have moved up in District 5 (Noe and Eureka Valleys, Twin Peaks, Mission Dolores) to the Number 2 position just $10M short of Zephyr (a company that has nearly 80 more agents than Vanguard Properties) with 14.5% of the district’s market share. And of note, Districts 5 & 9 are the most traded in the City. Overall for all of San Francisco, Vanguard Properties is now Number 4 in overall trade/dollar volume as based on closed transactions. Vanguard Properties closed more than $1.7B worth of sales in 2014 thanks to all of you and your referrals. Keep them coming!

At Vanguard Properties we are committed to understanding your individual needs. We promise to provide you with the kind of quality service that will exceed your expectations. Quality is never an accident; it is always the result of sincere effort, intelligent direction and skilled execution. And all of this is thanks to you and yours. Keep up the support and help us succeed in helping you succeed.

Learn more HERE.


San Francisco is Worth the Price

kevinhoSFO map You’ve heard it before — San Francisco is a truly international city that will command a premium that attracts international buyers the world over. And while you may hear of growth in Houston, for example, would you really want to live there? Would the rest of the world’s people want to visit? Instead, San Francisco stands out from most of the country (bar NYC) as being tops in real estate and the place to be for tourist and techie alike —18 of the top 25 tech companies are here for example.

Our universities, proximity to emerging markets, financial base and diversity attracts the best and the brightest (although Berkeley and Stanford may have something to do with it). Plus our climate, while foggy sometimes, still beats cold vortexes and heat waves. And because land is scarce here … well, you get the picture.

Did we mention there’s wine here too?


Clients Say…

Importantly, [Kevin] had great suggestions and advice on making our offer compelling, helping us secure the property we really wanted despite not being all-cash nor the highest offer.

— Ross & Sarah

Successful Buyers, Noe Valley Single-Family Home

* * *

Cute Real Estate with Raffi the Dog

Raffi's Real Estate Videos: 4658 18th Street — Someone is Waiting for You at Home

Raffi Returns: 243 Romain Street — What Goes On at Home While You're Away (come home soon)

For More Vimeo Videos from Kevin (and Raffi), Click Here or on YouTube.

Other Agents Want to Work With Us Too.

Sure our clients like us and our work, but other agents do too.

We received a lot of good offers… but based on our past relationship and how smoothly it went, I pushed for your offer.

— Listing Agent, San Francisco, Corona Heights
(Our Buyers closed on property beating out 2 other offers)

I presented your clients offer to my sellers and told them about you in particular  and encouraged them to go with you.

— Listing Agent, San Francisco, Eureka Valley
(Our Buyers’ offer was accepted instead of going to market)

Your clients got the property because of you!

— Listing Agent, San Francisco, Haight
(Our Buyers closed on property beating out 1 other offer)


Winning & Comprehensive Seller Representation

How to get the most money & satisfy your goals using your property.

Broad and Comprehensive Service that Goes Above & Beyond

If you want a realtor who lives and breathes your deal, keeps you constantly abreast of your property’s progress and does nice little things for you, you have to call Kevin Ho. We have ushered in the era of smart, technology literate, well educated, vibrant deal closers like Kevin Ho. —Peter G. Media & Advertising Director, Seller (SOMA, the Palms)

Brainstorming and Creativity at Your Service

An agent who can see what you can't is one who sees the potential for success

It's a Vision Thing that Translates into a Success Thing.

I have worked with many agents. Kevin always makes himself available and is willing to go the extra mile for his clients. He is helpful with ideas and brainstorming. He definitely has a passion for real estate. — Edward G. Successful San Francisco Real Estate Developer, Buyer, Multi-Unit Fixer (Mission Dolores)

Successful Buyer Representation

How to identify and win the right property competitively but prudently.

Sold! A Winning Noe Valley Example.

We worked with Kevin as buying agent and he was superb. He invested considerable time and energy to help us understand how the market and process here works and is super-responsive, even late at night…. Importantly, he had great suggestions and advice on making our offer compelling. —Ross & Sarah M. Googler & EBayer, Buyers (Noe Valley)

Streamlined, Technology- and Data-based Responsive Service

We're in a 24/7, connected, data-rich world. Your agent should be too.

Knowing how to navigate the 1's and 0's of real estate with technology

If you have Kevin on your side, I think you will end up with a real advocate for your needs who can streamline the entire home-buying process for you. He’s also up-to-date with the latest tools to conduct the transaction…. —Hass L. SF-based Start-Up, Buyer & Seller (Mid-Market/SOMA & Uptown Oakland)

Broader Counsel from an Experienced Attorney

Clients benefit from a lawyer's experience and background.

Cutting through the paper chase.

Kevin reads contracts in detail and really protects your interests — he knows his stuff on this. He had a stronger understanding of the market than other realtors I spoke with. I felt a lot of confidence throughout the process knowing I was working with someone who knew their stuff inside out. —Joanna S. Manager, Clinton Global Health Initiative, Buyer (Noe Valley)

Connected Insider with Powerful Knowledge

How exclusive advance information from a connected agent will benefit you.

The Results from Being Attentive, Listening and Asking the Right Questions

He truly knows about all available properties and not just what’s on the market, but more importantly, what’s coming on soon so that you get early previews… — Jay S. Startup Mogul, Buyers and Sellers (Duboce Park & Upper Market/Eureka Valley)

Top Agent Network

Remodeling and Home DesignRemodeling and Home Design

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Kevin K Ho - Agent with Vanguard Properties