2628 Telegraph Ave #303
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
32% of that payment is not the mortgage. The HOA fee alone is $56,640 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $4,348.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($32,450). Common for small associations and not a defect on its own, but it does remove FHA buyers from your resale pool.
Minimum realistic down payment here: 5% · verify on HUD's lookup
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
🚩 Rising fast · +8.6%/yrReconstructed from 5 units of recorded sales at 2628 Telegraph Ave — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues climbed 51% in 5 years — about +8.6%/yr across 5 units of recorded sales, well above inflation. A rise this steep is a leading signal of a special assessment, a drained reserve fund, or an insurance shock. The listing never shows it; the building's documents are where the "why" lives.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- On market 58 days → some leverage
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
⚠️ Cons
- 22% above model fair value
- HOA $944/mo
- Only 1 bath
🚩 Red flags
- HOA rising ~9%/yr in this building ($624/mo in 2021 → $944)
Photos
Price history (this unit)
- Aug 14, 2026 — Listed $649,000
- Apr 30, 2025 — Rental Removed $3,600
- Apr 4, 2025 — Listed for Rent $3,600
- Feb 14, 2011 — Sold (MLS) $379,885
- Aug 10, 2010 — Price Changed $379,885
- Jun 10, 2010 — Price Changed $435,000
Description
Experience modern Berkeley living in this beautifully maintained 2 bed, 1 bath condo ideally located near UC Berkeley and the vibrant Elmwood neighborhood. The home features new LVP flooring, an open and inviting layout, and plenty of natural light throughout. The kitchen is equipped with built-in appliances, including a premium Sub-Zero refrigerator. The in-unit washer and dryer provide added everyday convenience. Designed with accessibility in mind, this ADA-accessible unit offers comfortable and functional living spaces. Residents enjoy a well-appointed community with one deeded parking space, a dedicated bike storage room, and a welcoming courtyard. The building also features a rooftop…