2747 San Pablo Ave #204
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
23% of that payment is not the mortgage. The HOA fee alone is $35,340 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $7,666.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($57,500). 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
✅ Fairly steady · +3%/yrReconstructed from 14 units of recorded sales at 2747 San Pablo Ave — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues have held relatively steady (about +3%/yr over 5 years across 14 units) — a good sign. Only the reserve study confirms the building is keeping up with its big-ticket repairs.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- Low HOA (0.6%/yr)
- Newer build (2020)
- HOA steady in this building (~3%/yr over 5yr)
⚠️ Cons
- 14% above model fair value
- HOA $589/mo
🚩 Red flags
Photos
Price history (this unit)
- Sep 24, 2026 — Listed $1,295,000
Description
Thoughtfully updated throughout, this beautiful 3 bedroom, 3 bath condominium spans two floors and lives like a house, with gracious spaces and a flexible layout designed for everyday living and entertaining. The main level centers around an open-concept kitchen, dining, and living area, complemented by a stylish powder room. A private bedroom with ensuite bath on this level offers a comfortable retreat for guests or family. Upstairs, a versatile office area at the stair landing creates a dedicated workspace, while two gracious bedrooms include a spacious primary with room for a seating area and beautiful outlooks toward the Berkeley Hills. A large shared rooftop offers separate seating…