What is moving, where buyers are competing, and what it may mean for your decisions. Governed San Francisco MLS data, current through Sep 3, 2026.
The fortnight's biggest bidding war
+$1.64M over askinglisted $3,295,000, sold $4,930,000 (+49.6%)
438 Elizabeth St
SF Market Insights
The San Francisco market with Michael Bilger
Residential Specialist
Level Up Group at Compass · DRE# 02083632
Current market data and analysis to help you understand what is moving, where buyers are competing, and what it may mean for your real estate decisions.
Central RichmondParksideMiraloma Park
Median sale price
$1,150,000
-8% vs a year ago
Sold over asking
54.8%
+7 pts vs a year ago
Median days to sell
32
flat vs a year ago
Closings, last 30 days
115
-168 vs a year ago
Citywide houses, condos, TICs and townhouses, last 30 days of closings, against the same 30 days a year earlier. Data current through Sep 3, 2026. Source: POTM Command governed SFAR MLS closings.
What's happening
The 20 homes that sold furthest above asking, closed Aug 21, 2026 to Sep 3, 2026. The last line on each card is the context: how far the sale landed from what that neighborhood and property type normally does over asking.
$4,930,000listed $3,295,000 · +49.6%
438 Elizabeth St
+28 pts vs Noe Valley houses (+21.9% normal)
$3,175,000listed $1,995,000 · +59.1%
343 Cumberland St
+31 pts vs Eureka Valley / Dolores Heights houses (+28.2% normal)
$2,910,000listed $1,899,000 · +53.2%
248 Roosevelt Way
+33 pts vs Corona Heights houses (+20.5% normal)
$2,375,000listed $1,498,000 · +58.5%
1474 30th Ave
+25 pts vs Central Sunset houses (+33.8% normal)
$2,825,000listed $1,998,000 · +41.4%
823 40th Ave
+16 pts vs Outer Richmond houses (+25.7% normal)
$2,800,000listed $1,999,000 · +40.1%
345 Colon Ave
+30 pts vs Westwood Highlands houses (+9.7% normal)
$1,720,000listed $995,000 · +72.9%
27 Sussex St
+49 pts vs Glen Park houses (+23.9% normal)
$2,611,000listed $1,898,000 · +37.6%
481 27th St
+16 pts vs Noe Valley houses (+21.9% normal)
$1,875,000listed $1,295,000 · +44.8%
1623 Hayes St
+32 pts vs North Panhandle condos (+12.4% normal)
$1,850,000listed $1,425,000 · +29.8%
2447 24th Ave
-2 pts vs Parkside houses (+31.9% normal)
$1,800,000listed $1,395,000 · +29.0%
146 Blake St #2
+10 pts vs Lone Mountain (+18.6% normal)
$2,585,000listed $2,195,000 · +17.8%
1755 Jackson St #201
+14 pts vs Pacific Heights condos (+4.0% normal)
$1,465,000listed $1,195,000 · +22.6%
650 Chestnut St #309
+15 pts vs North Beach condos (+7.6% normal)
$2,225,000listed $1,998,000 · +11.4%
2562 26th Ave
-21 pts vs Parkside houses (+31.9% normal)
$1,220,000listed $999,000 · +22.1%
482 Orizaba Ave
+3 pts vs Ingleside Heights houses (+19.0% normal)
$1,420,000listed $1,200,000 · +18.3%
1430 Silliman St
+1 pts vs Portola houses (+17.2% normal)
$1,700,000listed $1,495,000 · +13.7%
1171 Capitol Ave
+0 pts vs Ingleside houses (+13.6% normal)
$1,200,000listed $995,000 · +20.6%
738 Plymouth Ave
+16 pts vs Oceanview houses (+4.2% normal)
$1,700,000listed $1,498,000 · +13.5%
46 Bruce Ave
-0 pts vs Ingleside houses (+13.6% normal)
$1,430,000listed $1,250,000 · +14.4%
3880 21st St
-1 pts vs Eureka Valley / Dolores Heights (+15.6% normal)
In clay, 10 points or more above the neighborhood normal. In blue, 10 points or more below it. Normal is the median over-asking for that neighborhood and property type over the trailing 12 months. Tap a card to open the home on Compass.
The 20 biggest gaps between list price and sale price, same two weeks. Read against the normal line: a sale under asking in a neighborhood that usually goes 20 over is a story; one in a building that usually sells at asking is Tuesday.
$4,935,000listed $5,550,000 · -11.1%
2115 Bush St
-23 pts vs Lower Pacific Heights houses (+12.0% normal)
$2,000,000listed $2,269,000 · -11.9%
371 6th Ave
-40 pts vs Inner Richmond houses (+28.4% normal)
$6,650,000listed $6,800,000 · -2.2%
653 Dolores St
-7 pts vs Mission Dolores condos (+4.6% normal)
$820,000listed $898,000 · -8.7%
1310 Fillmore St #PH2E
-7 pts vs Western Addition condos (-1.4% normal)
$280,000listed $339,000 · -17.4%
45 Ora Way #A303
-16 pts vs Diamond Heights condos (-1.3% normal)
$1,090,000listed $1,149,000 · -5.1%
201 Sansome St #702
-4 pts vs Financial District / Barbary Coast condos (-1.1% normal)
$2,750,000listed $2,795,000 · -1.6%
2177 3rd St #721
-2 pts vs Central Waterfront / Dogpatch condos (+0.4% normal)
$1,848,000listed $1,889,000 · -2.2%
333 1st St #2004
-1 pts vs South Beach condos (-0.9% normal)
$1,210,000listed $1,250,000 · -3.2%
250 King St #722
-3 pts vs Mission Bay condos (+0.0% normal)
$1,120,000listed $1,150,000 · -2.6%
199 New Montgomery St #1401
-0 pts vs Yerba Buena condos (-2.4% normal)
$265,000listed $289,900 · -8.6%
45 Ora Way #204A
-7 pts vs Diamond Heights condos (-1.3% normal)
$629,000listed $639,000 · -1.6%
5177 Diamond Heights Blvd #113
-0 pts vs Diamond Heights condos (-1.3% normal)
The 20 most recent closings citywide. 46 homes closed in the window.
$3,175,000listed $1,995,000 · +59.1%
343 Cumberland St
+31 pts vs Eureka Valley / Dolores Heights houses (+28.2% normal)
$2,825,000listed $1,998,000 · +41.4%
823 40th Ave
+16 pts vs Outer Richmond houses (+25.7% normal)
$900,000listed $765,000 · +17.6%
1243 Sunnydale Ave
+10 pts vs Visitacion Valley houses (+7.2% normal)
$2,800,000listed $1,999,000 · +40.1%
345 Colon Ave
+30 pts vs Westwood Highlands houses (+9.7% normal)
$2,525,000listed $2,358,000 · +7.1%
170 Pacific Ave #31
+8 pts vs Financial District / Barbary Coast condos (-1.1% normal)
$2,375,000listed $1,498,000 · +58.5%
1474 30th Ave
+25 pts vs Central Sunset houses (+33.8% normal)
$1,850,000listed $1,425,000 · +29.8%
2447 24th Ave
-2 pts vs Parkside houses (+31.9% normal)
$1,720,000listed $995,000 · +72.9%
27 Sussex St
+49 pts vs Glen Park houses (+23.9% normal)
$1,465,000listed $1,195,000 · +22.6%
650 Chestnut St #309
+15 pts vs North Beach condos (+7.6% normal)
$1,275,000listed $1,149,000 · +11.0%
301 Mission St #16G
+13 pts vs Yerba Buena condos (-2.4% normal)
$1,200,000listed $995,000 · +20.6%
738 Plymouth Ave
+16 pts vs Oceanview houses (+4.2% normal)
$820,000listed $898,000 · -8.7%
1310 Fillmore St #PH2E
-7 pts vs Western Addition condos (-1.4% normal)
$2,910,000listed $1,899,000 · +53.2%
248 Roosevelt Way
+33 pts vs Corona Heights houses (+20.5% normal)
$2,611,000listed $1,898,000 · +37.6%
481 27th St
+16 pts vs Noe Valley houses (+21.9% normal)
$2,000,000listed $2,269,000 · -11.9%
371 6th Ave
-40 pts vs Inner Richmond houses (+28.4% normal)
$1,848,000listed $1,889,000 · -2.2%
333 1st St #2004
-1 pts vs South Beach condos (-0.9% normal)
$1,150,000listed $1,099,000 · +4.6%
4171 24th St #201
-8 pts vs Noe Valley condos (+13.0% normal)
$1,875,000listed $1,295,000 · +44.8%
1623 Hayes St
+32 pts vs North Panhandle condos (+12.4% normal)
$1,700,000listed $1,495,000 · +13.7%
1171 Capitol Ave
+0 pts vs Ingleside houses (+13.6% normal)
$1,210,000listed $1,250,000 · -3.2%
250 King St #722
-3 pts vs Mission Bay condos (+0.0% normal)
Homes that came to market in the last 14 days, newest first. Where the neighborhood has six or more sales of that type in the last 90 days, the card says how the asking price sits against them.
$16,000,000House · 6 bd / 6 ba · 8,524 sq ft
1969 California St
Asking +44% vs the $11.10M median for Pacific Heights houses, last 90 days (7 sales)
$7,999,999House · 6 bd / 5 ba · 4,500 sq ft
2965 Pine St
$7,900,000House · 4 bd / 3 ba · 3,150 sq ft
3680 21st St
$6,000,000Condo · 3 bd / 4 ba · 3,315 sq ft
301 Mission St #50B
Asking 7.0x vs the $858K median for Yerba Buena condos, last 90 days (22 sales)
$5,995,000House · 4 bd / 3 ba · 3,190 sq ft
720 4th Ave
$5,650,000Condo · 3 bd / 2 ba · 2,657 sq ft
456 Collingwood St
Asking 4.1x vs the $1.38M median for Eureka Valley / Dolores Heights condos, last 90 days (14 sales)
$4,100,000Condo · 3 bd / 3 ba · 1,805 sq ft
1635 Chestnut St
$3,800,000House · 3 bd / 3 ba · 2,982 sq ft
522 Hickory St
$3,500,000Condo · 2 bd / 2 ba · 1,496 sq ft
338 Main St
Asking 3.0x vs the $1.16M median for South Beach condos, last 90 days (59 sales)
$2,995,000House · 4 bd / 4 ba · 2,750 sq ft
419 Baden St
Asking +25% vs the $2.40M median for Glen Park houses, last 90 days (14 sales)
$2,988,888House · 4 bd / 3 ba · 2,300 sq ft
806 32nd Ave
Asking +15% vs the $2.60M median for Central Richmond houses, last 90 days (7 sales)
$2,750,000House · 4 bd / 3 ba · 3,107 sq ft
141 Connecticut St
Asking -24% vs the $3.61M median for Potrero Hill houses, last 90 days (6 sales)
$2,750,000Condo · 3 bd / 2 ba · 1,600 sq ft
2655 Bush St #201
$2,698,000House · 4 bd / 4 ba · 2,665 sq ft
479 27th Ave
Asking +4% vs the $2.60M median for Central Richmond houses, last 90 days (7 sales)
$2,695,000House · 4 bd / 3 ba · 1,876 sq ft
603 Fell St
$2,695,000House · 4 bd / 3 ba · 3,669 sq ft
898 Noriega St
$2,695,000Condo · 1 bd / 2 ba · 1,473 sq ft
999 Green St #1401
Asking +78% vs the $1.51M median for Russian Hill condos, last 90 days (17 sales)
$2,648,000House · 3 bd / 2 ba · 4,125 sq ft
917 Bryant St
$2,595,000House · 5 bd / 4 ba · 2,933 sq ft
2163 21st Ave
Asking +48% vs the $1.75M median for Parkside houses, last 90 days (15 sales)
$2,500,000Condo · 4 bd / 4 ba · 1,904 sq ft
219 Missouri St
Asking 2.3x vs the $1.08M median for Potrero Hill condos, last 90 days (12 sales)
On the market a month or more without going into contract, longest first. 608 residential listings are active citywide right now.
$449,577Condo · 1 bd / 1 ba · 535 sq ft
888 7th St #234
Asking -59% vs the $1.08M median for Potrero Hill condos, last 90 days (12 sales)
$1,350,000House · 3 bd / 2 ba · 1,700 sq ft
2119 22nd St
Asking -63% vs the $3.61M median for Potrero Hill houses, last 90 days (6 sales)
$349,617Condo · – bd / 1 ba · 326 sq ft
388 Fulton St #404
Asking -75% vs the $1.40M median for Hayes Valley condos, last 90 days (9 sales)
$2,700,000House · 10 bd / 2 ba · 3,432 sq ft
3545 20th St
$3,195,000Condo · 2 bd / 2 ba · 1,370 sq ft
1 Steuart Ln #1103
Asking 2.8x vs the $1.16M median for South Beach condos, last 90 days (59 sales)
$525,000TIC · 1 bd / 1 ba · 845 sq ft
370 Bartlett St #3
$460,894Condo · 1 bd / 1 ba · 545 sq ft
888 7th St #231
Asking -58% vs the $1.08M median for Potrero Hill condos, last 90 days (12 sales)
$450,762Condo · 1 bd / 1 ba · 549 sq ft
888 7th St #330
Asking -58% vs the $1.08M median for Potrero Hill condos, last 90 days (12 sales)
$549,999Condo · 2 bd / 2 ba · 1,156 sq ft
301 Crescent Ct #3214
$6,975,000House · 7 bd / 6 ba · 18,964 sq ft
67-69 Belcher St
$895,000Condo · – bd / – ba · 2,627 sq ft
1155 Pine St #17
Asking +79% vs the $500K median for Downtown condos, last 90 days (13 sales)
$438,608Condo · 1 bd / 1 ba · 535 sq ft
888 7th St #134
Asking -60% vs the $1.08M median for Potrero Hill condos, last 90 days (12 sales)
$472,935Condo · 1 bd / 1 ba · 985 sq ft
88 Hoff St #101
Asking -49% vs the $925K median for Inner Mission condos, last 90 days (24 sales)
$414,940Condo · 1 bd / 1 ba · 671 sq ft
2 Mint Plz #207
Asking -50% vs the $830K median for South of Market condos, last 90 days (26 sales)
$388,000Condo · 1 bd / 1 ba · 655 sq ft
1400 Mission St #709
Asking -53% vs the $830K median for South of Market condos, last 90 days (26 sales)
$4,100,000Condo · 2 bd / 2 ba · 1,926 sq ft
181 Fremont St #58A
Asking 4.8x vs the $858K median for Yerba Buena condos, last 90 days (22 sales)
$688,000House · – bd / 1 ba · 600 sq ft
292 Arleta Ave
Asking -40% vs the $1.15M median for Visitacion Valley houses, last 90 days (9 sales)
$699,000Condo · 1 bd / 1 ba · 787 sq ft
855 Folsom St #335
Asking -18% vs the $858K median for Yerba Buena condos, last 90 days (22 sales)
$344,926Condo · – bd / 1 ba · 383 sq ft
1515 15th St #401
Asking -63% vs the $925K median for Inner Mission condos, last 90 days (24 sales)
$321,536Condo · 1 bd / 1 ba · 491 sq ft
555 Fulton St #209
Asking -77% vs the $1.40M median for Hayes Valley condos, last 90 days (9 sales)
The edges of the fortnight: the 46 closings between Aug 21, 2026 to Sep 3, 2026, sorted to their limits.
5,351 sq ftsold $6,650,000
653 Dolores St
604 sq ftsold $605,000
3036 Fulton St #1
$6,650,000sold $6,650,000
653 Dolores St
$265,000sold $265,000
45 Ora Way #204A
1 daysold $2,910,000
248 Roosevelt Way
551 dayssold $265,000
45 Ora Way #204A
How's the market?
The same four readings for each property type, last 90 days of closings, each against the same 90 days a year earlier. Typical result is the median sale relative to asking.
Over the last 90 days, houses were the most contested type: 88% sold over asking, a typical result of +24.0% over. Condos were the least: 52% over asking, +0.2% typical. San Francisco is not one market; check the type you own or want before reading any citywide number.
Houses Strong
322 closings in 90 days · 181 active now
Condos Strong
414 closings in 90 days · 400 active now
TICs Strong
43 closings in 90 days · 27 active now
2 to 4 units Strong
98 closings in 90 days · 128 active now
Houses, condos and TICs are from the Residential family; 2 to 4 units are duplexes, triplexes and fourplexes. On-MLS closed sales only: off-market sales are excluded here and included on the Market Intel home, so the two can differ slightly. Reliability chip: Strong at 10 or more closings, Directional at 6 to 9, Anecdotal below.
Houses, condos and TICs closed in the last 90 days, grouped by sale price. The bar is the share that sold over asking, on a 0 to 100 scale.
Under $1M Least competitive bandStrong
39% sold over asking · typical result +0.0% · median +$0K vs asking · 34 days
216 closings in 90 days · 272 active listings asking in this band now
$1M to $1.5M Strong
66% sold over asking · typical result +7.0% · median +$80K vs asking · 20 days
175 closings in 90 days · 136 active listings asking in this band now
$1.5M to $2M Strong
84% sold over asking · typical result +17.4% · median +$245K vs asking · 13 days
150 closings in 90 days · 89 active listings asking in this band now
$2M to $3M Most competitive bandStrong
88% sold over asking · typical result +25.1% · median +$501K vs asking · 12 days
133 closings in 90 days · 60 active listings asking in this band now
$3M and up Strong
78% sold over asking · typical result +20.0% · median +$680K vs asking · 12 days
105 closings in 90 days · 51 active listings asking in this band now
Bands are by sale price. Active counts are by asking price, so a home listed at $1.45M that sells at $1.6M moves bands between the two counts.
Where?
Michael works the three neighborhoods below most. Each card opens a Michael page for that neighborhood with the 90-day read by property type and the latest sales. Below them, all 90 San Francisco subdistricts, last 90 days.
Central Richmond Strong
$2,600,000
house median, last 90 days, 11 closings
+17.8% over asking 18 days 8 active now
Top sale: 863 26th Ave, $4,000,000
Parkside Strong
$1,750,000
house median, last 90 days, 15 closings
+27.0% over asking 13 days 6 active now
Top sale: 2071 29th Ave, $2,864,000
Miraloma Park Strong
$1,904,500
house median, last 90 days, 10 closings
+25.8% over asking 14 days 3 active now
Top sale: 475 Teresita Blvd, $2,500,000
Furthest over asking, last 90 days, ten or more sales: Central Sunset (+48.8%), Sunnyside (+35.9%), Glen Park (+33.0%), Bernal Heights (+27.4%), Outer Richmond (+27.2%). Closest to asking: Downtown (-1.2%), Yerba Buena (-0.6%), Van Ness / Civic Center (+0.0%), Mission Bay (+0.0%), South Beach (+0.0%).
District 1
Central Richmond Strong$2.21M median · +17.8% over asking · 18 days · 11 sales · 8 activeInner Richmond Strong$2.00M median · +12.7% over asking · 12 days · 11 sales · 4 activeJordan Park / Laurel Heightsno closings in 90 daysLake Anecdotal$3.40M median · +9.1% over asking · 10 days · 5 sales · 6 activeLone Mountain Anecdotal$2.98M median · +47.7% over asking · 8 days · 2 sales · 4 activeOuter Richmond Strong$1.92M median · +27.2% over asking · 11 days · 13 sales · 5 activeSea Cliff Anecdotal$4.63M median · +11.6% over asking · 10 days · 4 sales · 0 activeDistrict 2
Central Sunset Strong$1.81M median · +48.8% over asking · 13 days · 13 sales · 8 activeGolden Gate Heights Anecdotal$2.74M median · +17.2% over asking · 20 days · 4 sales · 3 activeInner Parkside Anecdotal$1.95M median · +59.7% over asking · 14 days · 4 sales · 4 activeInner Sunset Strong$1.68M median · +21.9% over asking · 10 days · 10 sales · 4 activeOuter Parkside Anecdotal$1.48M median · +42.9% over asking · 8 days · 5 sales · 6 activeOuter Sunset Anecdotal$2.17M median · +20.9% over asking · 18 days · 4 sales · 2 activeParkside Strong$1.75M median · +27.0% over asking · 13 days · 15 sales · 6 activeDistrict 3
Ingleside Directional$1.45M median · +13.6% over asking · 20 days · 8 sales · 2 activeIngleside Heights Strong$692K median · +1.8% over asking · 56 days · 12 sales · 3 activeLake Shore Anecdotal$1.37M median · +5.8% over asking · 27 days · 1 sales · 2 activeLakeside Anecdotal$2.05M median · +11.5% over asking · 16 days · 3 sales · 0 activeMerced Heights Anecdotal$1.35M median · +28.8% over asking · 13 days · 4 sales · 2 activeMerced Manorno closings in 90 daysOceanview Anecdotal$1.20M median · +8.4% over asking · 8 days · 3 sales · 5 activePine Lake Park Anecdotal$2.91M median · +30.4% over asking · 12 days · 2 sales · 0 activeStonestown Anecdotal$1.71M median · +0.7% over asking · 13 days · 1 sales · 0 activeDistrict 4
Balboa Terrace Anecdotal$2.73M median · +24.4% over asking · 11 days · 1 sales · 0 activeDiamond Heights Directional$500K median · -3.3% over asking · 57 days · 9 sales · 8 activeForest Hill Directional$2.57M median · +41.0% over asking · 12 days · 6 sales · 1 activeForest Hill Extension Anecdotal$2.32M median · +29.0% over asking · 30 days · 2 sales · 0 activeForest Knollsno closings in 90 daysIngleside Terraces Anecdotal$2.31M median · +77.5% over asking · 8 days · 2 sales · 0 activeMidtown Terrace Anecdotal$1.80M median · +19.3% over asking · 11 days · 3 sales · 0 activeMiraloma Park Strong$1.90M median · +25.8% over asking · 14 days · 10 sales · 3 activeMonterey Heights Directional$2.92M median · +10.6% over asking · 11 days · 7 sales · 1 activeMount Davidson Manor Anecdotal$2.10M median · +24.2% over asking · 13 days · 3 sales · 1 activeSherwood Forest Anecdotal$4.62M median · +40.4% over asking · 8 days · 1 sales · 1 activeSt. Francis Wood Anecdotal$4.20M median · +9.0% over asking · 27 days · 3 sales · 1 activeSunnyside Strong$1.81M median · +35.9% over asking · 10 days · 10 sales · 6 activeWest Portal Anecdotal$1.84M median · +11.8% over asking · 25 days · 2 sales · 2 activeWestwood Highlands Anecdotal$2.80M median · +27.2% over asking · 15 days · 3 sales · 1 activeWestwood Park Anecdotal$3.10M median · +56.6% over asking · 4 days · 1 sales · 0 activeDistrict 5
Buena Vista / Ashbury Heights Directional$2.08M median · +11.2% over asking · 20 days · 6 sales · 0 activeClarendon Heightsno closings in 90 daysCole Valley / Parnassus Heights Directional$1.73M median · +35.2% over asking · 13 days · 8 sales · 1 activeCorona Heights Anecdotal$1.82M median · +18.0% over asking · 13 days · 5 sales · 0 activeDuboce Triangle Anecdotal$1.53M median · +6.8% over asking · 14 days · 5 sales · 4 activeEureka Valley / Dolores Heights Strong$1.43M median · +15.6% over asking · 17 days · 23 sales · 9 activeGlen Park Strong$2.38M median · +33.0% over asking · 13 days · 18 sales · 6 activeHaight Ashbury Anecdotal$1.68M median · +39.0% over asking · 18 days · 5 sales · 1 activeMission Dolores Strong$1.48M median · +0.1% over asking · 42 days · 10 sales · 5 activeNoe Valley Strong$2.48M median · +20.1% over asking · 14 days · 29 sales · 18 activeTwin Peaks Anecdotal$1.53M median · +13.3% over asking · 16 days · 4 sales · 3 activeDistrict 6
Alamo Square Anecdotal$875K median · +9.5% over asking · 21 days · 3 sales · 3 activeAnza Vista Anecdotal$1.60M median · +14.6% over asking · 8 days · 1 sales · 0 activeHayes Valley Strong$1.41M median · +9.7% over asking · 12 days · 12 sales · 14 activeLower Pacific Heights Directional$2.90M median · +12.4% over asking · 9 days · 7 sales · 9 activeNorth Panhandle Directional$1.76M median · +32.0% over asking · 10 days · 8 sales · 8 activeWestern Addition Anecdotal$820K median · -4.1% over asking · 35 days · 5 sales · 4 activeDistrict 7
Cow Hollow Anecdotal$2.06M median · +15.5% over asking · 12 days · 5 sales · 5 activeMarina Directional$2.55M median · +0.0% over asking · 11 days · 7 sales · 9 activePacific Heights Strong$1.88M median · +7.7% over asking · 12 days · 34 sales · 19 activePresidio Heights Anecdotal$4.25M median · +6.4% over asking · 11 days · 1 sales · 0 activeDistrict 8
Downtown Strong$559K median · -1.2% over asking · 52 days · 14 sales · 14 activeFinancial District / Barbary Coast Anecdotal$1.40M median · -5.1% over asking · 9 days · 3 sales · 8 activeNob Hill Strong$1.36M median · +0.2% over asking · 26 days · 24 sales · 18 activeNorth Beach Anecdotal$1.30M median · +18.1% over asking · 15 days · 2 sales · 1 activeNorth Waterfront Directional$1.09M median · +1.7% over asking · 10 days · 6 sales · 6 activeRussian Hill Strong$1.51M median · +1.9% over asking · 22 days · 19 sales · 5 activeTelegraph Hill Anecdotal$4.00M median · +3.2% over asking · 8 days · 3 sales · 4 activeTenderloinno closings in 90 daysVan Ness / Civic Center Strong$655K median · +0.0% over asking · 26 days · 27 sales · 21 activeDistrict 9
Bernal Heights Strong$1.95M median · +27.4% over asking · 14 days · 29 sales · 15 activeCentral Waterfront / Dogpatch Anecdotal$964K median · +0.6% over asking · 25 days · 5 sales · 3 activeInner Mission Strong$976K median · +4.6% over asking · 22 days · 34 sales · 31 activeMission Bay Strong$1.30M median · +0.0% over asking · 14 days · 17 sales · 18 activePotrero Hill Strong$1.53M median · +7.9% over asking · 13 days · 18 sales · 14 activeSouth Beach Strong$1.16M median · +0.0% over asking · 24 days · 59 sales · 52 activeSouth of Market Strong$830K median · +0.0% over asking · 50 days · 26 sales · 52 activeTreasure Island Anecdotal$499K median · +0.0% over asking · 74 days · 1 sales · 1 activeYerba Buena Strong$858K median · -0.6% over asking · 56 days · 22 sales · 37 activeDistrict 10
Bayview Strong$1.00M median · +4.7% over asking · 31 days · 10 sales · 20 activeBayview Heightsno closings in 90 daysCandlestick Point Anecdotal$609K median · +1.7% over asking · 80 days · 1 sales · 4 activeCrocker Amazon Anecdotal$1.60M median · +26.7% over asking · 12 days · 4 sales · 7 activeExcelsior Strong$1.14M median · +8.5% over asking · 14 days · 16 sales · 8 activeHunters Point Anecdotal$550K median · -1.6% over asking · 98 days · 3 sales · 15 activeLittle Hollywood Anecdotal$840K median · +5.1% over asking · 24 days · 1 sales · 1 activeMission Terrace Directional$1.22M median · +26.9% over asking · 12 days · 6 sales · 5 activeOuter Mission Directional$1.30M median · +16.4% over asking · 12 days · 6 sales · 3 activePortola Strong$1.36M median · +15.6% over asking · 15 days · 15 sales · 8 activeSilver Terrace Anecdotal$1.15M median · +24.4% over asking · 14 days · 5 sales · 6 activeVisitacion Valley Directional$1.15M median · +7.0% over asking · 24 days · 9 sales · 7 activeHouses, condos and TICs, closed in the last 90 days, median figures. Each row opens the full neighborhood page, with 30-day, 90-day, 180-day and 12-month windows by property type. Reliability chip: Strong at 10 or more closings, Directional at 6 to 9, Anecdotal below.
What does it mean?
Market Notes are the written analysis behind these numbers: one question per issue, answered from the same governed data, in plain language. The four most recent.
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.
The fifth layer
The pages above are the data and the context. What they mean for one address, one budget and one timeline is a conversation. Michael reads this market every day.
Ask Michael about your market (415) 370-2471