62Fair price

1730 Highland Pl #1

ZIP 94709, Berkeley, CA · 94709

$499,000 ~at market (-12%)

1 bd · 1 ba · 679 sqft · $735/sf

HOA $481/mo · 🏢 fee history ↓ · Floor 1 · 80 days on market · built 1955

View on Redfin ↗🏢 This building's HOA ↓

⚖️ Adjusted valueFairly pricedasking is 12% under fair value

Model fair value · 1 sold comps · ±13%$554,083

vs model fair value · size · beds/baths · age · HOA · location−10%

Condition · Avg / verify in person0

Price history · ≈22% below its peak−2%

📐 How this Deal Score was built62Fair price

Value gap · asking vs model fair value, after condition & price history+14.4

HOA burden · $481/mo = 1.16%/yr of price vs a 1.33% norm — at or below normal, no charge0

Days on market · 80 days — it has sat, so you have leverage+3

Raw advantage · the three above, combined+17.4

Model confidence · weak — ±13% typical model error across 1 sold comps. The less certain the model, the harder the gap is pulled back toward neutral×0.6

Deal Score62/100

Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.

💵What this unit actually costs per month

$3,836/mo all-in

20% down at 7.4% (this week's 30-year average) · mortgage + tax + insurance + HOA

Mortgage principal & interest$2,764

Property tax (1.30% effective)$541

Insurance (estimate)$50

HOA dues$481

Total monthly$3,836

Rough cash to close$112,275

28% of that payment is not the mortgage. The HOA fee alone is $28,860 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $3,355.

Adjust the down payment & rate →Compare your Loan Estimates →

Rate is the Freddie Mac PMMS 30-year average for the week of 2026-10-08 — a national survey figure, not a quote. Tax, insurance and closing costs are estimates; your own Loan Estimate is the real number.

This building's HOA fees

2 recorded points

Reconstructed from 2 units of recorded sales at 1730 Highland Pl — every recorded sale carries its HOA fee and date. No listing site shows this.

$481/mo · 2026

+0% since 2024

We have a few recorded HOA fees for this building but not yet enough to call a reliable trend, so these are the raw points — no rate implied. Its documents fill in the reserve health and assessment risk.

🏢 Get this building's full reserve & assessment report — free →

✅ Positives

On market 80 days → some leverage
Low HOA (1.2%/yr)
HOA steady in this building (~0%/yr over 2yr)

⚠️ Cons

Older building (1955)
Ground floor

🚩 Red flags

Listed BELOW its 2024 sale ($610k) → value eroding

Photos

Price history (this unit)

Trough $117,500 May 22, 1987Now $499,000Peak $639,000 Jun 15, 2023

Current list price is 22% below its peak · +325% above its trough.

Jul 23, 2026 — Listed $550,000
Feb 27, 2025 — Rental Removed $2,295
Jan 16, 2025 — Price Changed $2,295
Jan 15, 2025 — Listed for Rent $2,195
Jan 26, 2024 — Sold (MLS) $610,000
Jan 26, 2024 — Sold (Public Records) $610,000

Description

A Wonderful Condo Incentive Package for Buyers! Sellers are offering credits toward closing costs, a 1-year home warranty provided by the seller, and payment of the remainder of the year’s HOA dues by the seller. Welcome to 1730 Highland Place, Unit 1 — a bright and inviting corner unit located in Berkeley’s highly coveted Northside neighborhood. This 1-bedroom, 1-bath condo seamlessly blends historic charm with thoughtful updates, offering an ideal retreat for students, professionals, or anyone craving a vibrant, walkable lifestyle. Step inside to discover gleaming hardwood floors, soaring ceilings, and large windows that flood the space with natural light. The updated kitchen cabinetry…

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