Ethan and I would first like to preface this booklet with a thank you for taking the time to show us your incredible home in the Berkeley Hills. We felt the decades of love, care, and charm built into every corner, and we count ourselves fortunate to have been invited in. We got into real estate to help buyers find their perfect home, and to do right by those who have thoughtfully cared for one already — stewards like yourselves. There is no doubt in our minds that your home will be sought after by agents and buyers alike. We support your decision to do what's best for your home and yourselves, and simply hope to be considered along the way. Whichever direction you choose, we hope you highlight the unique beauty and treasured history of this house when it's time to market it to its next owners. The true heart of a home is in the way its stewards retell the years spent there and the memories made. Whichever direction you go, might we suggest: writing a letter for potential buyers to view, displaying the architectural book Small Houses to highlight its history, and — in our personal opinion — keeping the art room exactly as it is. A true Berkeley gem, ready to be polished and put on the market. Our promise to you is simple: we will always be honest, thoughtful, and a phone call away. Should you ever want to skip a game of pickleball to tell us more about the home you've lovingly cared for over the decades, we're always happy to hear it over a cup of tea in your courtyard instead. We wish you the very best in finding your next home, alongside the wonderful Debbie.Dear Mrs & Mr. Noble - The Stewards of 940 Hillsdale Ave,Warmest of Regards,Michaila & EthanMichaila Oberhoffer & Ethan Clarke In Partnership with Debbie Elefant
Your #1 Choice for Real Estate
An independently owned and operated member of BHH Affiliates, LLC. Berkshire Hathaway HomeServices and the Berkshire Hathaway Home Services Symbol are registered service marks of HomeServices of America, Inc. If your home is currently listed with a broker, this is not intended to as a solicitation. CA DRE # 01499008, NV Lic. #B.1001647 | Equal Housing Opportunity.Hi, we’re Michaila & Ethan. Partners in life and real estate, based right here in the Bay Area. We got into this field because we care deeply about people, community, and helping others find a place to truly call home. For us, real estate isn’t about transactions — it’s about advocacy, education, and connection. We know how important having a safe, welcoming space is, and we want every client we work with to feel supported like family. With two sets of eyes on every detail and a shared love for the Bay Area, we approach every relationship with honesty, warmth, and care. Whether you’re taking your first step into homeownership or moving on to your next chapter, we’re here to guide you with clarity, heart, and integrity — every step of the way. Agent BioPresented byMICHAILA OBERHOFFER | ETHAN CLARKEREALTOR® | DRE 02253829 | REALTOR® | DRE 02253828 925.949.9550 | 925.588.6371 ethan.clarke@bhhsdrysdale.com michaila@bhhsdrysdale.com michailaoberhoffer.bhhsdp.com Berkshire Hathaway HomeServices Drysdale Properties 1830 Tice Valley Boulevard | Walnut Creek, CA 94595
Berkshire Hathaway HomeServices Drysdale Properties
Comparative Market Analysis 940 Hilldale Ave Berkeley, CA 94708 940 Hilldale Ave, Berkeley, CA AUGUST 10, 2026 Michaila Oberho5er | michaila@bhhsdrysdale.com
MAP OF COMPARABLE LISTINGS STATUS: SS = CLOSED PP = PENDING AA = ACTIVE MLS # STATUS ADDRESS BEDS BATHS SQFT PRICE 11 SubjectSubject 940 Hilldale A940 Hilldale Avvee 33 3.003.00 11,801,801 -- 2 41137029 SS 708 Grizzly Peak Blvd 4 3.0/0 2,533 $1,800,000 3 41130084 SS 730 Wildcat Canyon Rd 4 3.0/0 1,860 $1,725,000 4 41136958 SS 798 Creston Rd 4 4.0/0 2,549 $2,525,000 5 41127308 SS 1040 Park Hills Rd 4 3.0/0 2,261 $1,575,000 6 41127847 SS 758 Spruce St 3 3.0/1.0 2,893 $2,040,000 7 41143519 PP 813 San Diego Road 4 3.0/0 2,528 $1,595,000 8 41143177 AA 1010 Keeler Ave 4 3.0/0 2,342 $1,225,000 9 41138707 SS 706 Hilldale Ave 3 3.0/0 2,156 $2,200,000 Michaila Oberho5er
SUMMARY OF COMPARABLE PROPERTIES SS SOLD LISTINGS ADDRESS SOLD DATE BEDS BATHS SQFT SOLD PRICE $/SQ.FT 708 Grizzly Peak Blvd 7/6/26 4 3.0/0 2,533 $1,800,000 $711 730 Wildcat Canyon Rd 6/1/26 4 3.0/0 1,860 $1,725,000 $927 798 Creston Rd 6/26/26 4 4.0/0 2,549 $2,525,000 $991 1040 Park Hills Rd 4/10/26 4 3.0/0 2,261 $1,575,000 $697 758 Spruce St 4/28/26 3 3.0/1.0 2,893 $2,040,000 $705 706 Hilldale Ave 7/30/26 3 3.0/0 2,156 $2,200,000 $1,020 AAvvereragesages 2,3752,375 $1$1,9,97777,500,500 $842$842 PP PENDING LISTINGS ADDRESS SOLD DATE BEDS BATHS SQFT PRICE $/SQ.FT 813 San Diego Road 8/25/26 4 3.0/0 2,528 $1,595,000 $631 AAvvereragesages 2,52,52828 $1$1,595,000,595,000 $631$631 AA ACTIVE LISTINGS ADDRESS SOLD DATE BEDS BATHS SQFT PRICE $/SQ.FT 1010 Keeler Ave - 4 3.0/0 2,342 $1,225,000 $523 AAvvereragesages 2,3422,342 $1$1,225,000,225,000 $5$52323 Michaila Oberho5er
Listings Michaila Oberho5er BHHS Drysdale Properties
708 GRIZZLY PEAK BLVD BERKELEY, CA 94708 MLS #41137029 $1$1,800,000,800,000 44 Beds 3.0/03.0/0 Baths 2,5332,533 Sq. Ft. ($711 / sqft) CLCLOSEDOSED 7/6/26 Year Built 19411941 Days on market: 1010 Details PrProp Top Type:ype: Detached CountCounty:y: Alameda ArAreea:a: Listing Subdivision:Subdivision: Berkeley Hills StStyle:yle: Traditional Full baths:Full baths: 3.0 AcrAcres:es: 0.14 Lot SizLot Size (e (sqft):sqft): 6,120 GarGarages:ages: 2 List datList date:e: 6/3/26 Sold datSold date:e: 7/6/26 O5-markO5-market datet date:e: 6/13/26 UpdatUpdated:ed: Jul 8, 2026 3:00 AM List PricList Price:e: $1,499,000 Orig list pricOrig list price:e: $1,499,000 Features ApplianAppliancces:es: Dishwasher, Gas Range, Free-Standing Range, Refrigerator, Gas Water Heater ConConccessions:essions: No Cooling:Cooling: No Air Conditioning ExtExterior Ferior Feeaturatures:es: Back Yard, Front Yard, Side Yard FirFireeplacplace Fe Feeaturatures:es: Brick, Living Room, Wood Burning FirFireeplacplaces Tes Total:otal: 2 Flooring:Flooring: Hardwood Flrs Throughout, Carpet HeHeating:ating: Forced Air, Natural Gas IntInterior Ferior Feeaturatures:es: Dining Area, Study LaunLaundrdry Fy Feeaturatures:es: Dryer, Washer Lot FLot Feeaturatures:es: Corner Lot, Irregular Lot PParking Farking Feeaturatures:es: A8ached, Garage Door Opener PPool Fool Feeaturatures:es: None PrPropertoperty Cony Condition:dition: Existing Roof:Roof: Composition Shingles Rooms TRooms Total:otal: 14 VVirtual Tirtual Tour:our: View WWatater Sourer Sourcce:e: Public Mls SourMls Sourcce:e: Bridge AOR Remarks *OPEN HOUSE CANCELED* Perched high in the coveted Berkeley Hills, 708 Grizzly Peak Blvd is more than just a homeits a front-row seat to the best views in the Bay Area. This isn't a sterile 7ip; its a loving renovation that Photo not available Michaila Oberho5er
breathes new life into a classic space while keeping its soul intact. The heart of the home is a magni6cent open- concept great room where the kitchen, dining, and living areas 7ow seamlessly over warm hardwood 7oors. Its the kind of space designed for slow Saturday mornings and lively dinner parties alike, all framed by breathtaking vistas of the Golden Gate Bridge, the Bay Bridge, and the shimmering expanse of the water below. Tucked away for quieter moments is a charming reading nook and o5ice, complete with its own private 6replace and direct access to a beautiful deckthe perfect spot to lose yourself in a book or watch the fog roll through the Golden Gate. The layout o5ers a thoughtful separation of space. Upstairs, youll 6nd two generous bedrooms served by a vintage-inspired 1940s-style tile bathroom that radiates character. The lower level features three additional large bedrooms, providing plenty of 7exibility for guests, a gym, or creative studios, as well as ample storage and a dedicated laundry area. Step outside to 6nd a sprawling yard just waiting for a gardeners touch. Whether you envision a lush vegetable patch or a tiered 7ower garden, there is plenty of room to roam. When you aren't soaking in the views from your deck, youre just moments away from the wild beauty of Tilden Park and the vibrant shops and world-class dining that make Berkeley so iconic. This is Hills living at its most authentic and inviting. BESO score is 3. Courtesy of Compass Information is deemed reliable but not guaranteed. Michaila Oberho5er
730 WILDCAT CANYON RD BERKELEY, CA 94708 MLS #41130084 $1$1,725,000,725,000 44 Beds 3.0/03.0/0 Baths 11,860,860 Sq. Ft. ($927 / sqft) CLCLOSEDOSED 6/1/26 Year Built 19581958 Days on market: 2929 Details PrProp Top Type:ype: Detached CountCounty:y: Alameda ArAreea:a: Listing Subdivision:Subdivision: Berkeley Hills StStyle:yle: Contemporary, Mid Century Modern Full baths:Full baths: 3.0 AcrAcres:es: 0.15 Lot SizLot Size (e (sqft):sqft): 6,466 List datList date:e: 4/8/26 Sold datSold date:e: 6/1/26 O5-markO5-market datet date:e: 5/7/26 UpdatUpdated:ed: Jun 2, 2026 3:00 AM List PricList Price:e: $1,495,000 Orig list pricOrig list price:e: $1,495,000 Assoc FAssoc Fee:ee: $500 School District:School District: Berkeley (510) 644-6150 Features ApplianAppliancces:es: Dishwasher, Gas Range, Refrigerator, Dryer, Washer, Gas Water Heater AcAcccessibilitessibility Fy Feeaturatures:es: None AssocAssociation Amiation Ameenities:nities: Other AssocAssociation Fiation Fee Free Frequeequennccy:y: Annually AssocAssociation Fiation Fee Inee Includes:cludes: Other BaseBasemmeent:nt: Partial ConConccessions:essions: Yes Cooling:Cooling: None ExtExterior Ferior Feeaturatures:es: Terraced Down FirFireeplacplace Fe Feeaturatures:es: Gas, Gas Starter, Living Room FirFireeplacplaces Tes Total:otal: 1 Flooring:Flooring: Hardwood, Tile, Carpet HeHeating:ating: Forced Air IntInterior Ferior Feeaturatures:es: Storage, Updated Kitchen LaunLaundrdry Fy Feeaturatures:es: Dryer, Laundry Room, Washer Lot FLot Feeaturatures:es: Sloped Down PParking Farking Feeaturatures:es: Carport - 2 Or More, Covered, O5 Street, Parking Lot PPool Fool Feeaturatures:es: None PrPropertoperty Cony Condition:dition: Existing Roof:Roof: Rolled/Hot Mop Rooms TRooms Total:otal: 6 VVieiew:w: Canyon, Park/ Greenbelt VVirtual Tirtual Tour:our: View WWatater Sourer Sourcce:e: Public Mls SourMls Sourcce:e: Bridge AOR Photo not available Michaila Oberho5er
Remarks Enter on 730 Woodhaven to this beautifully renovated and sophisticated 4BD/3BA mid-century retreat blends sleek modern style with an exceptional Berkeley Hills se8ing overlooking Tilden Park and Wildcat Canyon. A rare level-in entry opens to a dramatic open 7oor plan with vaulted ceilings, abundant natural light, and 7oor-to-ceiling windows that frame the park vistas. The sun-6lled living room with gas 6replace 7ows seamlessly into the dining area and expansive deck - perfect for indoor-outdoor living, entertaining, and enjoying the surrounding natural beauty. The updated kitchen features modern appliances and high-end 6nishes designed for both elegance and functionality. The 7exible layout includes a bedroom and beautifully remodeled bath on the entry level, while two additional bedrooms and a luxurious primary suite are located on the lower level. Additional amenities include a one-car carport and a 6nished bonus space with electricity and heat o5ering excellent o5ice, storage or workshop space. Ideally positioned in the Berkeley Hills just moments from Tilden Parks renowned hiking trails, golf course, and Lake Anza, yet minutes to Solano Ave, Downtown Berkeley, UC Berkeley. A rare combination of modern design, privacy, and access to nature. BESO Score 1 Courtesy of The Grubb Co. Inc. Information is deemed reliable but not guaranteed. Michaila Oberho5er
798 CRESTON RD BERKELEY, CA 94708 MLS #41136958 $2,5$2,525,00025,000 44 Beds 44.0/0.0/0 Baths 2,542,5499 Sq. Ft. ($991 / sqft) CLCLOSEDOSED 6/26/26 Year Built 19371937 Days on market: 1313 Details PrProp Top Type:ype: Detached CountCounty:y: Alameda ArAreea:a: Listing Subdivision:Subdivision: Berkeley Hills StStyle:yle: Other Full baths:Full baths: 4.0 AcrAcres:es: 0.28 Lot SizLot Size (e (sqft):sqft): 12,272 List datList date:e: 6/3/26 Sold datSold date:e: 6/26/26 O5-markO5-market datet date:e: 6/16/26 UpdatUpdated:ed: Jun 27, 2026 3:00 AM List PricList Price:e: $1,595,000 Orig list pricOrig list price:e: $1,595,000 Features ApplianAppliancces:es: Dishwasher, Refrigerator, Dryer, Washer Builder NamBuilder Name:e: William Wurster ConConccessions:essions: Yes Cooling:Cooling: None ExtExterior Ferior Feeaturatures:es: Back Yard, Front Yard, Side Yard, Garden, Landscape Back, Landscape Front, Low Maintenance FirFireeplacplace Fe Feeaturatures:es: Living Room FirFireeplacplaces Tes Total:otal: 1 Flooring:Flooring: Tile, Wood HeHeating:ating: Central IntInterior Ferior Feeaturatures:es: O5ice LaunLaundrdry Fy Feeaturatures:es: Dryer, Washer Lot FLot Feeaturatures:es: Corner Lot, Front Yard, Landscaped PParking Farking Feeaturatures:es: Carport, Converted Garage PPool Fool Feeaturatures:es: None PrPropertoperty Cony Condition:dition: Existing Roof:Roof: Composition Shingles Rooms TRooms Total:otal: 9 VVieiew:w: Golden Gate Bridge, Partial VVirtual Tirtual Tour:our: View WWatater Sourer Sourcce:e: Public Mls SourMls Sourcce:e: Bridge AOR Remarks 798 Creston is a legacy property. Gracing well over a quarter acre in the Berkeley Hills, this William Wurster-designed, Michaila Oberho5er
one-level and level-in estate sits in total privacy behind a tall fence. If one is lucky enough to pass through its gate, the dream-quality of this home is revealed. First, walking through the courtyard, is a large garden and brick patio surrounded on three sides by this embracing home. Glass French doors reveal the high-ceilinged living room, to a Golden Gate Bridge view on the other side. The home wraps, U-shaped, around the courtyard; at the center, a grand living room with a deck to a landscaped back yard; the uniquely lovely, custom kitchen; and dining room si8ing between the two, glowing in ample natural light. Sleeping quarters and an o5ice, in wings, on either side of the home. Each bedroom is distinct, two with a bay view and ensuite, one overlooking the garden, one wrapped in windows. The home boasts four original tiled bathrooms, each with their own charming color scheme. The courtyard is the beating heart of the space, drawing occupants and guests outside to this central outdoor garden. The oft-used phrase indoor/outdoor living is truly 68ing here. And on the other side of the courtyard is the converted garage, now a spacious 7ex space worry not, there are still two o5-street parking spaces under a carport. With one small step to the front door, space to roam, expand, garden or play, and ten minutes down the hill to Solano, Westbrae, and Thousand Oaks, this compound o5ers all that one could need its a home you won't want to leave and love to come back to. | HERS score forthcoming. Courtesy of District Homes Information is deemed reliable but not guaranteed. Michaila Oberho5er
798 CRESTON RD BERKELEY, CA 94708 MLS #41136958 $2,5$2,525,00025,000 44 Beds 44.0/0.0/0 Baths 2,542,5499 Sq. Ft. ($991 / sqft) CLCLOSEDOSED 6/26/26 Year Built 19371937 Days on market: 1313 Michaila Oberho5er
1040 PARK HILLS RD BERKELEY, CA 94708 MLS #41127308 $1$1,575,000,575,000 44 Beds 3.0/03.0/0 Baths 2,262,2611 Sq. Ft. ($697 / sqft) CLCLOSEDOSED 4/10/26 Year Built 19401940 Days on market: 1212 Details PrProp Top Type:ype: Detached CountCounty:y: Alameda ArAreea:a: Listing Subdivision:Subdivision: Park Hills StStyle:yle: Bungalow Full baths:Full baths: 3.0 AcrAcres:es: 0.17 Lot SizLot Size (e (sqft):sqft): 7,502 GarGarages:ages: 2 List datList date:e: 3/15/26 Sold datSold date:e: 4/10/26 O5-markO5-market datet date:e: 3/27/26 UpdatUpdated:ed: Apr 10, 2026 11:21 AM List PricList Price:e: $1,389,000 Orig list pricOrig list price:e: $1,389,000 Assoc FAssoc Fee:ee: $454 Features AssocAssociation Amiation Ameenities:nities: Greenbelt, Other, Park AssocAssociation Fiation Fee Free Frequeequennccy:y: Annually AssocAssociation Fiation Fee Inee Includes:cludes: Common Area Maint, Reserves ConConccessions:essions: No Cooling:Cooling: None ExtExterior Ferior Feeaturatures:es: Back Yard, Front Yard, Sprinklers Automatic, Private Entrance FirFireeplacplace Fe Feeaturatures:es: Living Room, Wood Burning FirFireeplacplaces Tes Total:otal: 1 Flooring:Flooring: Hardwood Flrs Throughout HeHeating:ating: Central IntInterior Ferior Feeaturatures:es: In-Law Floorplan LaunLaundrdry Fy Feeaturatures:es: Laundry Room Lot FLot Feeaturatures:es: Premium Lot, Private, Landscaped PParking Farking Feeaturatures:es: A8ached, Garage Door Opener PPool Fool Feeaturatures:es: Possible Pool Site PrPropertoperty Cony Condition:dition: Existing Roof:Roof: Composition Rooms TRooms Total:otal: 7 WWatater Sourer Sourcce:e: Public Mls SourMls Sourcce:e: CONTRA COSTA Michaila Oberho5er
Remarks First time on-market in decades, this classic Park Hills treasure is preserved to perfection. The upgrades and features truly compliment the 1930s & 40s architecture unique to this Berkeley Hills neighborhood. Youll certainly appreciate the wood casement dual pane windows, ceilings that gently extend beyond 8ft, pristine hardwood 7oors throughout, and a backyard that can best be described as a secret garden. The foyer, living room, & formal dining converge into a cozy yet grand living space, complete with mantled 6replace and crown molding. The kitchen is as charming as they come with the perfect breakfast nook framed by a bay window with soothing views. But wait, theres more...The 4th bedroom has its own exterior access, full bathroom, and kitchene8e (aka an apartment or ADU?). Upgrades include solar, electrical service, drainage, central heating, recessed lighting, and a BESO score of 10/10. Fire hardening and sewer upgrade is in-progress. The main house is primarily a single story with a sheltered front porch, English garden sunroom, a laundry/mud room, 2-car garage, and basement workshop. Lastly, walk your pup in any direction to discover secret parks/trails, stunning Bay views, all the wonders of Tilden Park, and meet great neighbors along the way! Courtesy of RE/MAX Accord Information is deemed reliable but not guaranteed. Michaila Oberho5er
1040 PARK HILLS RD BERKELEY, CA 94708 MLS #41127308 $1$1,575,000,575,000 44 Beds 3.0/03.0/0 Baths 2,262,2611 Sq. Ft. ($697 / sqft) CLCLOSEDOSED 4/10/26 Year Built 19401940 Days on market: 1212 Michaila Oberho5er
758 SPRUCE ST BERKELEY, CA 94707 MLS #41127847 $2,040,000$2,040,000 33 Beds 3.0/13.0/1.0.0 Baths 2,8932,893 Sq. Ft. ($705 / sqft) CLCLOSEDOSED 4/28/26 Year Built 19291929 Days on market: 1313 Details PrProp Top Type:ype: Detached CountCounty:y: Alameda ArAreea:a: Listing Subdivision:Subdivision: North Berkeley StStyle:yle: Tudor Full baths:Full baths: 3.0 Half baths:Half baths: 1.0 AcrAcres:es: 0.1 Lot SizLot Size (e (sqft):sqft): 4,510 GarGarages:ages: 1 List datList date:e: 3/19/26 Sold datSold date:e: 4/28/26 O5-markO5-market datet date:e: 4/1/26 UpdatUpdated:ed: Apr 29, 2026 3:00 AM List PricList Price:e: $1,395,000 Orig list pricOrig list price:e: $1,395,000 Features ApplianAppliancces:es: Dishwasher, Microwave, Refrigerator, Gas Water Heater ConConccessions:essions: Yes Cooling:Cooling: Whole House Fan ExtExterior Ferior Feeaturatures:es: Back Yard, Front Yard, Landscape Back, Landscape Front FirFireeplacplace Fe Feeaturatures:es: Living Room FirFireeplacplaces Tes Total:otal: 1 Flooring:Flooring: Hardwood, Tile, Carpet GrGreeeen Enn Enerergy E5gy E5icicieient:nt: Ceiling Insulation, Insulation - Per Owner, Appliances, Thermostat, Water Heater HeHeating:ating: Central IntInterior Ferior Feeaturatures:es: Au Pair, Den, No Additional Rooms LaunLaundrdry Fy Feeaturatures:es: Dryer, Laundry Room, Washer Lot FLot Feeaturatures:es: Rectangular Lot PParking Farking Feeaturatures:es: Detached, Garage Door Opener PPool Fool Feeaturatures:es: None PrPropertoperty Cony Condition:dition: Existing Roof:Roof: Shingle Rooms TRooms Total:otal: 8 VVieiew:w: Bay, City Lights, Golden Gate Bridge, Panoramic, San Francisco, Water, Bridge(s), City VVirtual Tirtual Tour:our: View WWatater Sourer Sourcce:e: Public Mls SourMls Sourcce:e: Bridge AOR Michaila Oberho5er
Remarks Set on iconic Spruce Street in the North Berkeley Hills, this level-in 1929 Tudor revival o5ers 2,893 sq ft of timeless architecture, featuring 3 beds, 3.5 baths, and sweeping Golden Gate Bridge and city views. A beautifully landscaped front garden and mature trees create a welcoming approach, leading into a classic interior with hardwood 7oors, exposed beam ceilings, and an expansive living room that 7ows into a formal dining roomboth positioned to capture stunning bay and bridge views. The dining room connects to an eat-in kitchen with a breakfast nook, Viking range, wall-mounted ovens, and picturesque outlooks, while French doors open to a view deck ideal for dining and relaxing. Upstairs, three well-appointed bedrooms include a spacious primary suite with Golden Gate Bridge views, a large ensuite bath with dual vanity, tiled shower, slipper tub, and private water closet. The lower level o5ers 7exible space with a full bath and potential for an in-law or ADU with separate access. A detached garage, long driveway, and lush backyard gardens complete the property. Ideally located near Tilden Park trails, Solano Avenue shops, and UC Berkeley, combining classic architecture, exceptional views, and a prime North Berkeley Hills se8ing. Home Energy Score of 1 Courtesy of KW Advisors East Bay Information is deemed reliable but not guaranteed. Michaila Oberho5er
758 SPRUCE ST BERKELEY, CA 94707 MLS #41127847 $2,040,000$2,040,000 33 Beds 3.0/13.0/1.0.0 Baths 2,8932,893 Sq. Ft. ($705 / sqft) CLCLOSEDOSED 4/28/26 Year Built 19291929 Days on market: 1313 Michaila Oberho5er
813 SAN DIEGO ROAD BERKELEY, CA 94707 MLS #41143519 $1$1,595,000,595,000 44 Beds 3.0/03.0/0 Baths 2,52,52828 Sq. Ft. ($631 / sqft) PENDINGPENDING 8/25/26 Year Built 19141914 Days on market: 44 Details PrProp Top Type:ype: Detached CountCounty:y: Alameda ArAreea:a: Listing Subdivision:Subdivision: Berkeley Hills StStyle:yle: Craftsman Full baths:Full baths: 3.0 AcrAcres:es: 0.16 Lot SizLot Size (e (sqft):sqft): 6,962 List datList date:e: 7/31/26 PPeennding datding date:e: 8/25/26 O5-markO5-market datet date:e: 8/4/26 UpdatUpdated:ed: Aug 6, 2026 9:48 AM List PricList Price:e: $1,595,000 Orig list pricOrig list price:e: $1,595,000 Features ApplianAppliancces:es: Gas Range, Refrigerator, Dryer, Washer, Gas Water Heater Cooling:Cooling: Ceiling Fan(s) ExtExterior Ferior Feeaturatures:es: Back Yard, Front Yard, Garden/ Play, Side Yard, Terraced Up, Landscape Front, Storage Area FirFireeplacplace Fe Feeaturatures:es: Living Room FirFireeplacplaces Tes Total:otal: 1 Flooring:Flooring: Hardwood Flrs Throughout HeHeating:ating: Forced Air IntInterior Ferior Feeaturatures:es: Au Pair, Den, Formal Dining Room, O5ice, Storage, Counter - Solid Surface, Pantry, Updated Kitchen LaunLaundrdry Fy Feeaturatures:es: Laundry Room Lot FLot Feeaturatures:es: Secluded PParking Farking Feeaturatures:es: On Street PPool Fool Feeaturatures:es: None PrPropertoperty Cony Condition:dition: Existing Roof:Roof: Composition Shingles Rooms TRooms Total:otal: 8 VVieiew:w: Bay Bridge, City Lights, Downtown, Golden Gate Bridge, Hills, San Francisco, Water, Bridge(s), City VVirtual Tirtual Tour:our: View WWatater Sourer Sourcce:e: Public Mls SourMls Sourcce:e: Bridge AOR Remarks Beautiful Berkeley Craftsman with Bay & Bridge Views! We welocome you to come enjoy this classic Berkeley Michaila Oberho5er
Craftsman, o5ering picturesque views and a gorgeous landscaped yard. The 7exible layout includes 1 bedroom, o5ice, and full bath on the main level, plus 4 additional bedrooms upstairs. A lower-level studio with separate entrance, kitchen, and bath provides extra space for guests, extended family, or potential rental income. Classic architectural details shine in the light-6lled living and dining rooms with preserved woodwork, box beam ceilings, and gleaming Madrone 7oors. Built-ins, custom shelving, and a vintage phone nook paired with abundant natural light, create a warm and inviting atmosphere. Extensive windows frame the picturesque view perfectly. The spacious custom designed kitchen with stunning Julia Morgan inspired tile is the heart of the home, 7owing seamlessly into the main living areas and o5ice. Upstairs, 4 spacious rooms o5er 7exibility and comfort. Relax outdoors on the private deck, enjoy the peaceful landscaped garden, or unwind in the cedar hot tub under the stars. Home energy score 1. Conveniently located near Solano Ave, Indian Rock Park, and Kennsington with easy access to shops, dining, and scenic Berkeley Hills trails. Courtesy of Keller Williams VIP Properties Information is deemed reliable but not guaranteed. Michaila Oberho5er
813 SAN DIEGO ROAD BERKELEY, CA 94707 MLS #41143519 $1$1,595,000,595,000 44 Beds 3.0/03.0/0 Baths 2,52,52828 Sq. Ft. ($631 / sqft) PENDINGPENDING 8/25/26 Year Built 19141914 Days on market: 44 Michaila Oberho5er
1010 KEELER AVE BERKELEY, CA 94708 MLS #41143177 $1$1,225,000,225,000 44 Beds 3.0/03.0/0 Baths 2,3422,342 Sq. Ft. ($523 / sqft) AACTIVECTIVE 7/29/26 Year Built 19571957 Days on market: 77 Details PrProp Top Type:ype: Detached CountCounty:y: Alameda ArAreea:a: Listing Subdivision:Subdivision: Berkeley Hills StStyle:yle: Mid Century Modern Full baths:Full baths: 3.0 AcrAcres:es: 0.12 Lot SizLot Size (e (sqft):sqft): 5,400 GarGarages:ages: 2 List datList date:e: 7/29/26 UpdatUpdated:ed: Aug 5, 2026 11:29 AM List PricList Price:e: $1,225,000 Orig list pricOrig list price:e: $1,225,000 School District:School District: Berkeley (510) 644-6150 Features ApplianAppliancces:es: Dishwasher, Refrigerator, Dryer, Washer Cooling:Cooling: None ExtExterior Ferior Feeaturatures:es: Landscape Front FirFireeplacplace Fe Feeaturatures:es: Gas, Living Room FirFireeplacplaces Tes Total:otal: 2 Flooring:Flooring: Hardwood, Tile, Wood HeHeating:ating: Zoned IntInterior Ferior Feeaturatures:es: Family Room LaunLaundrdry Fy Feeaturatures:es: Dryer, Washer Lot FLot Feeaturatures:es: Sloped Down PParking Farking Feeaturatures:es: Detached PPool Fool Feeaturatures:es: None PrPropertoperty Cony Condition:dition: Existing Roof:Roof: Metal Rooms TRooms Total:otal: 7 VVieiew:w: Bay, San Francisco VVirtual Tirtual Tour:our: View WWatater Sourer Sourcce:e: Public Mls SourMls Sourcce:e: Bridge AOR Remarks Set behind a fenced front garden with a mature oak and a cherry tree, 1010 Keeler Avenue o5ers mid-century 7air and a layout that just makes sense. Loved by the same family for six decades, the home comes to market for the 6rst time in a generation. The entry is level no steps and opens to an updated eat-in kitchen that 7ows into a spacious Michaila Oberho5er
living and dining room with access to a deck. The main level o5ers true single-level living: three good-sized bedrooms and two baths, including an en-suite, all on the entry 7oor. Both bathrooms have been updated (check out the cool 7oor tile!) while keeping touches of their original character. Downstairs, a fourth bedroom and bath give guests their own quarters, alongside a generous family room complete with built-in bookshelves that opens to a second deck. A hobby room rounds out the lower level, a 7exible space waiting for your ideas studio, videogame den, wine room, you name it. A separate exterior entrance to part of the lower level o5ers future ADU potential extended family, home o5ice, or income possibilities down the road. The indoor-outdoor 7ow works on both levels. The fenced front garden catches the morning sun an ideal spot to sit with co5ee or the paper while decks o5 both the main living room and the downstairs family room extend the living space outside. And there is a yard too, ready for your vision. The upper deck faces West - enjoy the sunsets! The two- car garage is actually usable and the house has great storage throughout and so many closets, you will lose track if you try to count them. The practical boxes are checked too: updated electrical (no knob-and-tube), new appliances, sewer lateral compliant, and really well maintained throughout. Energy Score is a 1. The kids in this house grew up being told "go play in the park"; Remillard Park is a wonderful park with grassy areas, an awesome playground and a rock to climb (Pinnacle Rock) and it is, quite literally, just down the street. It's also a gathering place for the community. Enjoy city and Bay views from several windows, the feeling of being secluded and the convenience of a 6-minute drive from Keeler toMarin Ave to Solano Ave - and all it has to o5er! Courtesy of District Homes Information is deemed reliable but not guaranteed. Michaila Oberho5er
1010 KEELER AVE BERKELEY, CA 94708 MLS #41143177 $1$1,225,000,225,000 44 Beds 3.0/03.0/0 Baths 2,3422,342 Sq. Ft. ($523 / sqft) AACTIVECTIVE 7/29/26 Year Built 19571957 Days on market: 77 Michaila Oberho5er
706 HILLDALE AVE BERKELEY, CA 94708 MLS #41138707 $2,200,000$2,200,000 33 Beds 3.0/03.0/0 Baths 2,2,156156 Sq. Ft. ($1,020 / sqft) CLCLOSEDOSED 7/30/26 Year Built 19301930 Days on market: 1515 Details PrProp Top Type:ype: Detached CountCounty:y: Alameda ArAreea:a: Listing Subdivision:Subdivision: Berkeley Hills StStyle:yle: Other Full baths:Full baths: 3.0 AcrAcres:es: 0.2 Lot SizLot Size (e (sqft):sqft): 8,601 GarGarages:ages: 2 List datList date:e: 6/17/26 Sold datSold date:e: 7/30/26 O5-markO5-market datet date:e: 7/2/26 UpdatUpdated:ed: Jul 31, 2026 3:00 AM List PricList Price:e: $1,650,000 Orig list pricOrig list price:e: $1,650,000 Features ApplianAppliancces:es: Dishwasher, Gas Range, Plumbed For Ice Maker, Free-Standing Range, Refrigerator, Dryer, Washer, Tankless Water Heater ConConccessions:essions: No Cooling:Cooling: Other ExtExterior Ferior Feeaturatures:es: Garden, Back Yard, Front Yard, Sprinklers Front, Other, Landscape Back, Landscape Front, Private Entrance, See Remarks, Storage Area, Yard Space FirFireeplacplace Fe Feeaturatures:es: Brick, Living Room, See Remarks FirFireeplacplaces Tes Total:otal: 1 Flooring:Flooring: Hardwood Flrs Throughout, Tile, Carpet HeHeating:ating: Forced Air, Wall Furnace, Central, Fireplace(s) IntInterior Ferior Feeaturatures:es: In-Law Floorplan, Study, Workshop, Sound System LaunLaundrdry Fy Feeaturatures:es: 220 Volt Outlet, In Basement, Laundry Room, Washer, Sink Lot FLot Feeaturatures:es: Irregular Lot, Level, Secluded, Back Yard, Front Yard, Private PParking Farking Feeaturatures:es: A8ached, Garage, O5 Street, Tandem, Parking Lot, Garage Faces Front, Uncovered Park Spaces 2+ PPool Fool Feeaturatures:es: None PrPropertoperty Cony Condition:dition: Existing Roof:Roof: Shake Rooms TRooms Total:otal: 6 WWatater Sourer Sourcce:e: Public, Irrigation Connected Mls SourMls Sourcce:e: Bridge AOR Michaila Oberho5er
Remarks Perched gracefully in the Berkeley Hills this exceptional property blends architectural heritage by Henry Higby Gu8erson with sweeping vistas of the San Francisco skyline, 3 bridges and 7 counties. Striking high-beamed ceilings in the Arts and Crafts style lend an airy grand ambiance. A custom designed upper level o5ice/sanctuary maximizes the already amazing views. Back down to earth, main 7oor living cant be over emphasized. This home is accessible through a level in entry and all main living areas plus 2 bedrooms and 2 baths are on the 1st 7oor. The lower level bonus space is a studio apartment with its own private entrance or internal access to main level. The gently sloping lot provides privacy from the street with its lush landscaping and meandering paths. The long driveway and 2 car garage o5er modern day ease of use. All just minutes away from iconic hiking and recreation in Berkeleys Tilden Park and more urban pursuits in the famous North Berkeley Gourmet District. You truly can have it all! Home Energy Score 1 h8ps://tinyurl.com/BESO-706Hilldale Accepted contract. Please No More Showings Courtesy of Abio Properties Information is deemed reliable but not guaranteed. Michaila Oberho5er
706 HILLDALE AVE BERKELEY, CA 94708 MLS #41138707 $2,200,000$2,200,000 33 Beds 3.0/03.0/0 Baths 2,2,156156 Sq. Ft. ($1,020 / sqft) CLCLOSEDOSED 7/30/26 Year Built 19301930 Days on market: 1515 Michaila Oberho5er
Analysis Michaila Oberho5er BHHS Drysdale Properties
COMPARABLE PROPERTY STATISTICS SS 6 Sold Listings PP 1 Pending Listings AA 1 Active Listings LOWEST $1,575,000 AVERAGE $1,977,500 HIGH $2,525,000 AVG PRICE / SQFT $842 AVG DOM 15 LOWEST $1,595,000 AVERAGE $1,595,000 HIGH $1,595,000 AVG PRICE / SQFT $631 AVG DOM 4 LOWEST $1,225,000 AVERAGE $1,225,000 HIGH $1,225,000 AVG PRICE / SQFT $523 AVG DOM 7 Michaila Oberho5er
ONLINE VALUATION ANALYSIS How accurate are Zestimates®? 1.0% $16,800 Zestimates varied up to 1.0% or $16,800 compared to actual MLS prices*. SS ADDRESS SOLD DATE SOLD PRICE ZESTIMATE DIFFERENCE 708 Grizzly Peak Blvd 7/6/26 $1,800,000 $1,792,400 -0.4% 730 Wildcat Canyon Rd 6/1/26 $1,725,000 $1,708,200 -1.0% 798 Creston Rd 6/26/26 $2,525,000 $2,510,400 -0.6% 1040 Park Hills Rd 4/10/26 $1,575,000 - - 758 Spruce St 4/28/26 $2,040,000 $2,033,000 -0.3% 706 Hilldale Ave 7/30/26 $2,200,000 $2,199,900 0.0% PP ADDRESS PRICE ZESTIMATE DIFFERENCE 813 San Diego Road $1,595,000 - - AA ADDRESS PRICE ZESTIMATE DIFFERENCE 1010 Keeler Ave $1,225,000 - - * The Zestimate® home valuation model is Zillow's estimate of a home's market value. A Zestimate incorporates public, MLS and user-submi8ed data into Zillow's proprietary formula, also taking into account home facts, location and market trends. It is not an appraisal and can't be used in place of an appraisal. 6 Sold 1 Pending 1 Active Michaila Oberho5er
SOLD PROPERTY ANALYSIS Averages 131.12%Homes sold for an average of 131.12% of their list price. 15 Days on market It took an average of 15 days for a home to sell. Analysis ADDRESS ORIG LIST PRICE SOLD PRICE % OF ORIG LIST PRICE DOM $ PER SQFT 708 Grizzly Peak Blvd $1,499,000 $1,800,000 120.08% 10 $711 730 Wildcat Canyon Rd $1,495,000 $1,725,000 115.38% 29 $927 798 Creston Rd $1,595,000 $2,525,000 158.31% 13 $991 1040 Park Hills Rd $1,389,000 $1,575,000 113.39% 12 $697 758 Spruce St $1,395,000 $2,040,000 146.24% 13 $705 706 Hilldale Ave $1,650,000 $2,200,000 133.33% 15 $1,020 Averages $1,503,833 $1,977,500 131.12% 15 $842 Michaila Oberho5er
SUGGESTED LIST PRICE Analysis of the comparable properties suggests a list price range of: $1,495,000 - $1,650,000 $830 / sqft - $916 / sqft Comparable Averages per Status SS 6 Sold $1,977,500 $842 / sqft 15 Days on Market PP 1 Pending $1,595,000 $631 / sqft 4 Days on Market AA 1 Active $1,225,000 $523 / sqft 7 Days on Market Disclaimer The CMA is a side-by-side comparison of homes for sale and homes that have recently sold in the same neighborhood and price range. This information is further sorted by data 6elds such as single-family or condo, number of bedrooms, number of baths, postal codes, and many other factors. Its purpose is to show fair market value, based on what other buyers and sellers have determined through past sales, pending sales and homes recently put on the market. NotNote fre from Michaila:om Michaila: This suggested list price is determined based upon market research of the Berkeley hills to pull more buyers and marketed below desired to increase interest. The Anticipated o5er price to land closer to 1.8-2.2 should the current market allow. Michaila Oberho5er
AVERAGE PRICE PER SQ FT $842 Sqft. Comparable homes sold for an average of $842 / sq. ft. Many factors such as location, use of space, condition, quality, and amenities determine the market value per square foot, so reviewing each comp carefully is important. ADDRESS STATUS SOLD PRICE SQ. FT. $/SQ.FT 1 708 Grizzly Peak Blvd Closed $1,800,000 2,533 $711 2 730 Wildcat Canyon Rd Closed $1,725,000 1,860 $927 3 798 Creston Rd Closed $2,525,000 2,549 $991 4 1040 Park Hills Rd Closed $1,575,000 2,261 $697 5 758 Spruce St Closed $2,040,000 2,893 $705 6 813 San Diego Road Pending - 2,528 $631 7 1010 Keeler Ave Active - 2,342 $523 8 706 Hilldale Ave Closed $2,200,000 2,156 $1,020 AAvvereragesages $1$1,9,97777,500,500 2,3902,390 $7$77676 Michaila Oberho5er
Recommended List Price: $1,495,000 – $1,650,000 In the Berkeley Hills, the most effective pricing strategy is often counterintuitive: price to attract, not to match. Homes listed at or near their true ceiling tend to draw fewer showings and fewer offers — and in a competitive-offer market, fewer offers means less leverage. By listing 940 Hillsdale Ave between $1,495,000 and $1,650,000, we position it to draw maximum buyer attention and interest, which creates the competitive offer environment that ultimately drives price. This isn't a discount — it's a strategy. Several comparable Berkeley Hills properties that ultimately sold in the $2.2M–$2.5M range were listed no higher than $1,650,000. The pattern is consistent: a wider buyer pool leads to more showings, more offers, and stronger competition among buyers — which is what actually determines final sale price in this market, far more than the list price itself. What We Expect Based on comparable sales and the home's unique features, we anticipate offers in the range of $1.8M–$2.2M, with the goal of landing at or near the top of that range.pricingGuideGuide
Why 940 Hillsdale Ave Stands Out The Berkeley Hills market rewards character, and this home has it in abundance: Natural light and views that are felt the moment you walk through the door Original woodworking and classic architectural detailing from the home's original era Thoughtful owner additions that expand on the home's character A fully completed ADU — a significant value driver for today's buyers Structural reinforcement and support work that has already been completed, giving buyers confidence and removing a common point of negotiation At the same time, we want to be transparent with you, as we will be with buyers. A home with this much history — over 50 years of personal renovations and additions — carries character, but it also carries variables. Not every buyer will see these personal touches the same way, and some may factor the scope of past updates into their offer. This is precisely why we don't try to price these features individually into the list — the range of buyer reactions is part of what makes pricing here more art than science, and it's exactly what our pricing strategy is built to account for. Each of these features will appeal differently to different buyers. Instead of guessing at value feature by feature, we let the market — and the buyers who fall in love with this home the way we did — tell us what it's truly worth. Our Commitment to You Pricing in a market like the Berkeley Hills is never an exact science — it's an educated strategy built on comparables, timing, and buyer behavior. We won't inflate expectations, and we won't undersell what makes this home special. Our approach is to price honestly, market thoughtfully, and evaluate every offer with your best interest as the only priority — always with the goal of the strongest possible outcome for you.pricingGuideGuide
Listing above market value leaving some room for negotiation Extremely unque properties, possible celebrity factorAspirational Pricing Looking at a list price as an invitation to a strategy. Market Value PricingOr rather perceived market value. Pulling pricing from comps in area Will receive alot of fair priced offers Event Based PricingWhere you list a little bit below market & you create an auction like environment Which in turn drives the price up *Our Suggest price for the Berekely Hills