Market Notes · Issue 22 · Sep 2, 2026

What a Bedroom Costs

How much does an extra bedroom cost in San Francisco? Median 2, 3 and 4 bedroom house and condo prices for the last 12 months, by district, and why the bedroom count is mostly a label for square feet.

Market Notes · Issue 21 · Aug 30, 2026

The TIC Turn

San Francisco TICs went from at asking and 37 days to +5.8% over asking and 16 days in one year. What tenancy in common is, where it is heating, and what the folklore gets wrong.

Market Notes · Issue 20 · Aug 25, 2026

The HOA Line

Pulse #20: one number on the disclosure package sorts the San Francisco condo market. Under $500 in monthly dues, 59.9% of sales cleared asking by 10%+. Over $1,000, 11.1%, and closing below asking was the most common outcome. Neighborhood map and two sales that beat their bracket.

Market Notes · Issue 19 · Aug 18, 2026

What Cash Actually Buys

Pulse #19: does cash buy a discount in San Francisco? Split answer. Condos: 1 to 7 points below the financed field under $3M, and a week faster. Houses $1.5M and up: cash closes above the financed field in every band. The row-level cut behind Issue #18.