2-Bedroom Condos for Sale in San Francisco, CA
142 2-bedroom condos for sale in San Francisco from $310K, each given a Deal Score vs recent San Francisco 2-bedroom sold comps. 13 are priced below market — sorted best deal first.
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.
✅ Positives
- Best $/sf of 17 tracked in Sf District 6
- 44% below model fair value
⚠️ Cons
- HOA $1152/mo
- Older building (1964)
- Ground floor
🚩 Red flags
- Very high HOA $1152/mo (full-service high-rise)
Price history (this unit)
- Jun 20, 2012 — Sold (MLS) $310,000
- Apr 20, 2012 — Listed $330,000
Description
Charming and bright, ground-floor, two-bedroom, one bathroom with large and verdant outdoor patio, abundant closet storage, new appliances, updated windows, and parking included awaits. Open-concept living and dining with large scale glass sliding patio door and panel providing sun-drenched days, and leads to gracious outdoor patio with mature lemon trees, rose bushes and other plantings, and plenty of space for outdoor relaxing, dining, and entertaining, fully fenced and facing internal green spaces. Updated kitchen with granite countertops, newer cabinets, and new, never used, stainless…
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.
✅ Positives
- 26% below model fair value
- In-unit W/D
- Garage parking
- Low HOA (1%/yr)
⚠️ Cons
- HOA $804/mo
- Ground floor
- Photos look dim — verify light in person
🚩 Red flags
- Listed BELOW its 2017 sale ($1100k) → value eroding
- Live/work loft — workspace-heavy sqft and a thinner buyer pool inflate the apparent discount vs regular condo comps
Price history (this unit)
- Sep 15, 2026 — Listed $998,000
- Mar 6, 2017 — Sold (MLS) $1,100,000
- Mar 6, 2017 — Sold (Public Records) $1,100,000
- Jan 16, 2017 — Listed $1,099,000
- Sep 25, 2012 — Sold (MLS) $765,000
- Sep 25, 2012 — Listed $780,000
Description
Welcome to 245 5th St #103, a dramatic 2BD/2BA live/work loft offering approximately 1,566 sqft in the iconic Tehama Lofts. Originally built as the historic Field-Ernst Envelope Factory and converted to boutique loft condominiums in 1996, this architecturally striking building blends industrial character with modern city living in the heart of SoMa. Featuring soaring ceilings and an expansive open floor plan, this home offers incredible volume, natural light, and an ideal layout for entertaining. The spacious living and dining areas flow seamlessly into the updated kitchen featuring premium…
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.
✅ Positives
- Cheapest of 4 tracked in Inner Mission
- 19% below model fair value
- 78% below its 2026 peak
- Garage parking
⚠️ Cons
- Older building (1900)
🚩 Red flags
- Co-op / TIC, not a condo — you buy shares or a fractional interest, not the unit itself. Financing is harder and dearer, a board can vet or refuse you, resale may be price-capped, and the buyer pool is thin. Every comp behind the numbers below is a condominium, so treat the gap as an ownership-form discount until you have read the share loan terms and the bylaws.
Price history (this unit)
- Sep 25, 2026 — Listed $800,000
- Sep 24, 2026 — Price Changed $3,450,000
- Sep 24, 2026 — Price Changed $3,450,000
- Sep 24, 2026 — Listed $800,000
- Jul 8, 2026 — Listed $3,700,000
- Jul 8, 2026 — Listed $3,700,000
Description
A rare chance to own a 1,104-square-foot Victorian residence with two bedrooms and two bathrooms in San Franciscos vibrant Inner Mission. Blending classic character with the space, flexibility, and convenience todays buyers seek, including private garage parking. Ideal for first-time buyers, professionals seeking a centrally located home, or anyone looking beyond a conventional condominium, this distinctive residence offers an opportunity to own a piece of San Francisco. Ideally situated near celebrated dining, cafés, shopping, parks, public transportation, and major San Francisco routes,…
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.
✅ Positives
- 17% below model fair value
- 82% below its 2007 peak
- Upper floor (fl 3)
- Garage parking
⚠️ Cons
- HOA $1131/mo
🚩 Red flags
- Very high HOA $1131/mo (full-service high-rise)
- Listed BELOW its 2019 sale ($973k) → value eroding
- Live/work loft — workspace-heavy sqft and a thinner buyer pool inflate the apparent discount vs regular condo comps
Price history (this unit)
- Sep 17, 2026 — Listed $949,000
- Jul 16, 2019 — Sold (Public Records) $973,000
- Jun 21, 2007 — Sold (Public Records) $5,200,000
Description
Bright, beautifully updated live/work loft on Rincon Hill in the heart of South Beach one of the city's most desirable and centrally located neighborhoods. This well-managed live/work building offers a rare combination of style, flexibility, and location. Oversized windows flood the main floor with natural light, framing an open living and dining area, a functional kitchen, a dedicated office, and a bedroom with easy bath access perfect for work-from-home flexibility. Upstairs, the sun-filled loft offers a second bedroom with a walk-in closet, washder/dryer hookups and is open to the living…
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.
✅ Positives
- 28% below model fair value
- Upper floor (fl 3)
- Garage parking
- Low HOA (1.3%/yr)
⚠️ Cons
- HOA $717/mo
🚩 Red flags
Price history (this unit)
- Sep 3, 2026 — Listed $680,000
- Sep 3, 2026 — Listed $680,000
Description
Stunning 2BR/2BA home offering 1,156 square feet of comfortable living in the San Francisco Shipyard. The thoughtfully designed open floor plan features a gourmet kitchen with stainless steel appliances and a gas range, flowing seamlessly into a bright living area with incredible Bay views. Imagine cooking while taking in the sparkling skyline and beautiful sunsets over the water. The spacious primary suite offers a private retreat with an en-suite bath, while the second bedroom and full bath are situated on the opposite side of the living area, providing privacy for guests or family. A…
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.
✅ Positives
- 21% below model fair value
- Low HOA (0.9%/yr)
⚠️ Cons
- Older building (1905)
- Ground floor
- Only 1 bath
🚩 Red flags
Price history (this unit)
- Oct 2, 2026 — Listed $699,000
Description
Light-filled and rich with Edwardian charm, this top-floor condominium pairs high ceilings and period craftsmanship with an efficient, flexible floor plan. Built circa 1909 this two-bedroom, one-bath home offers approximately 796 square feet in an intimate five-unit building near the Panhandle, the NOPA/Divisadero corridor, Cole Valley and Lower Haight in the Haight Ashbury neighborhood. Approximately 11-foot ceilings enhance the sense of volume, while wainscoting, crown and picture-frame moldings, box beams, softwood floors and a decorative fireplace preserve the home's architectural…
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.
✅ Positives
- 22% below model fair value
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $655/mo
- Only 1 bath
🚩 Red flags
Price history (this unit)
- Sep 11, 2026 — Listed $558,000
- Sep 10, 2026 — Listed $558,000
Description
Why rent when you can own for less? Don't miss this rare opportunity to own a boutique [Top-Floor] [Corner] residence at SF Shipyard with [Water Views]. This light-filled home features [windows on three sides], creating a bright, airy ambiance throughout the day. The open-concept living and dining areas flow seamlessly into a modern chef's kitchen with premium Bosch appliances, sleek Barbosa cabinetry, and Caesarstone® quartz countertops. Designed for comfortable everyday living, the home offers abundant storage, including a [floor-to-ceiling bedroom closet] and an additional hallway closet.…
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.
✅ Positives
- 19% below model fair value
- Garage parking
- Low HOA (0.9%/yr)
⚠️ Cons
- HOA $587/mo
- Ground floor
🚩 Red flags
Price history (this unit)
- Sep 22, 2026 — Listed $780,000
- Jun 29, 2007 — Sold (MLS) $575,000
- Jun 29, 2007 — Sold (Public Records) $575,000
- May 16, 2007 — Price Changed $565,000
- Mar 18, 2007 — Listed $599,000
- Apr 9, 2004 — Sold (MLS) $558,000
Description
Spectacular San Francisco Waterfront Condo with Panoramic Views Rarely does a home combine expansive San Francisco Bay, Downtown San Francisco, Bay Bridge, and Mount Diablo views, multiple outdoor spaces, and a rapidly evolving waterfront neighborhood quite like this exceptional 2-bedroom, 2-bath condominium. This home features the larger floor plan in the building and offers a distinctive multi-level layout. While the design is open and spacious, it is not a box-like loft. The main level features the kitchen, dining area, and living room, along with a full bath and a large walk-in storage…
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.
✅ Positives
- 22% below model fair value
⚠️ Cons
- Ground floor
- Photos look dim — verify light in person
🚩 Red flags
- Only 1 photo — verify condition
Price history (this unit)
- —
Description
Wake up to light-filled rooms and unobstructed western views of Twin Peaks in this contemporary top-floor condo. Built in 2002, the spacious 1,196-square-foot two-bedroom, two-bath home occupies the top floor of an intimate six-unit building and offers modern convenience with low HOA dues. Three skylights flood the interior with natural light, while newly painted walls and all-new stainless steel appliances give the space a fresh, move-in-ready feel. The modern kitchen is finished with granite countertops, and an in-unit laundry room includes a washer and dryer. Central gas heat and an…
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.
✅ Positives
- 20% below model fair value
- On market 73 days → some leverage
- Upper floor (fl 5)
- In-unit W/D
⚠️ Cons
- HOA $890/mo
🚩 Red flags
- Still cutting price ($895k→$885k→$875k)
- Listed BELOW its 2021 sale ($905k) → value eroding
Price history (this unit)
- Sep 3, 2026 — Price Changed $875,000
- Aug 23, 2026 — Price Changed $885,000
- Jul 30, 2026 — Listed $895,000
- Jun 28, 2021 — Sold (Public Records) $905,000
- Apr 12, 2007 — Sold (Public Records) $645,000
- Mar 26, 2004 — Sold (Public Records) $518,000
Description
Price Reduction. Perched on the 5th floor of 140 South Van Ness, this exceptionally spacious 1,160-square-foot residence offers a polished urban retreat surrounded by Hayes Valley, SoMa, and the Mission. Among a host of other value adds, this building sits at the exact shuttle stop for major tech companies and hyperscalers including Alphabet, Apple, Meta, Genentech, and Tesla. Designed with a voluminous footprint that rivals many penthouses, the residence opens into an expansive open-concept living and dining room bathed in natural light. This gem boasts great downtown views, is anchored by…
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.
✅ Positives
- 16% below model fair value
- On market 52 days → some leverage
- Upper floor (fl 3)
- Low HOA (1.1%/yr)
⚠️ Cons
- HOA $1036/mo
🚩 Red flags
- Very high HOA $1036/mo (full-service high-rise)
Price history (this unit)
- Aug 20, 2026 — Listed $1,149,000
Description
Experience spectacular panoramic views of San Francisco and the Bay from this exceptional two-bedroom, one full and one half bath, top-floor condominium. Ideally situated in Twin Peaks, this spacious two-level home combines abundant natural light, an extraordinary sense of privacy with some of the city's most captivating views. Elevator-accessible, this two-level home features a thoughtfully designed floor plan. The main level offers an eat-in kitchen with breakfast bar, along with a formal dining and living area with fireplace. A charming deck off the living room provides the perfect vantage…
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.
✅ Positives
- 20% below model fair value
- On market 47 days → some leverage
- Upper floor (fl 13)
- Low HOA (1.2%/yr)
⚠️ Cons
- HOA $587/mo
- Only 1 bath
- Photos look dim — verify light in person
🚩 Red flags
- Only 1 photo — verify condition
Price history (this unit)
- Aug 25, 2026 — Listed $590,000
- Aug 25, 2026 — Listed $590,000
Description
For investment purposes only; prior to 2034, the property may only be rented out. Offering strong rental yield potential, this 780-square-foot San Francisco home features two bedrooms and one full bathroom. The residence is equipped with electric heating but does not have air conditioning. The interior includes a dedicated dining area, though there is no separate family room. The property also comes without garage parking. Located within the San Francisco Unified School District for elementary education, this home offers a practical and efficient layout, making it an attractive option for…
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.
✅ Positives
- 15% below model fair value
- Upper floor (fl 22)
- Low HOA (1.2%/yr)
- Newer build (2010)
⚠️ Cons
- HOA $613/mo
🚩 Red flags
Price history (this unit)
- —
Description
Sunlit Bayview Condo with 2BD, 2BA w/ Private Patio & an assigned parking - Contemporary city living at its best in Bayview. This sunlit two-bedroom, two-bathroom condo with a private patio and assigned parking pairs an open-concept layout with a split-bedroom floor plan and a large private patio that opens directly from the living room for true indoor-outdoor flow. A rare outdoor room in the city for al fresco dining or entertaining. The L-shaped kitchen features a breakfast bar, vented gas range, and updated appliances, with designer light fixtures throughout. The primary suite is bathed in…
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.
✅ Positives
- 13% below model fair value
- On market 86 days → some leverage
- Garage parking
- Low HOA (0.8%/yr)
⚠️ Cons
- Older building (1907)
- Only 1 bath
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- Sep 8, 2026 — Price Changed $749,000
- Jul 17, 2026 — Listed $779,000
- Feb 21, 2026 — Rental Removed $3,995
- Dec 28, 2025 — Price Changed $3,995
- Dec 4, 2025 — Price Changed $4,100
- Nov 20, 2025 — Listed for Rent $4,400
Description
Price reduced with an assumable loan of approximately 3.625%, subject to lender approval. This combination makes this tenant occupied property a smart investment during San Francisco's AI tech boom. This Delightful 1907 Edwardian home located in the heart of San Francisco's Mission District. Timeless architecture blends with modern city living offering an ideal top floor, 850 square foot layout. It features south-facing, light-filled rooms, updated finishes, and is just steps away from world-class dining, shopping, parks and public transit. Generous floor plan featuring spacious living areas,…
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.
✅ Positives
- 16% below model fair value
- In-unit W/D
- Garage parking
⚠️ Cons
- Photos look dim — verify light in person
🚩 Red flags
- Live/work loft — workspace-heavy sqft and a thinner buyer pool inflate the apparent discount vs regular condo comps
Price history (this unit)
- Sep 11, 2026 — Listed $849,000
- Sep 15, 2022 — Sold (MLS) $842,000
- Sep 15, 2022 — Sold (Public Records) $842,000
- Jun 20, 2022 — Price Changed $895,000
- May 25, 2022 — Listed $948,000
- Dec 27, 2013 — Sold (MLS) $735,000
Description
Iconic SOMA live/work building with elevator and prime walkable location to a multitude of new tech & AI startups. Spacious two bedroom 2 full bath unit with soaring 15' ceiling and massive living room window that floods the main living space with natural light, and an a fresh, airy feel. Surprising quiet apartment with easy access to the lobby, elevator and underground parking garage. The home features fresh paint throughout, new updated lighting fixtures, newer in unit full-sized clothes washer/dryer, and is move-in ready. Solid, well managed HOA & friendly engaged, community. Mere minutes…
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.
✅ Positives
- 19% below model fair value
- On market 76 days → some leverage
- Upper floor (fl 6)
- In-unit W/D
⚠️ Cons
- HOA $1178/mo
🚩 Red flags
- Very high HOA $1178/mo (full-service high-rise)
Price history (this unit)
- Jul 1, 2026 — Listed $969,900
- Jun 27, 2026 — Coming Soon $969,900
Description
Welcome to Residence 603 at OneEleven, a contemporary 2-bedroom, 2-bath condominium with a versatile office/den, offering the perfect blend of style, comfort, and functionality. This light-filled home features an open-concept floor plan with wide-plank wood flooring in the main living areas, plush carpeting in the bedrooms, and dramatic windows that showcase sweeping city views while filling the home with abundant natural light. The chef-inspired kitchen is beautifully appointed with Bosch stainless steel appliances, a gas range, quartz countertops, custom cabinetry, and a designer tile…
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.
✅ Positives
- 15% below model fair value
- In-unit W/D
- Low HOA (0.3%/yr)
⚠️ Cons
- Older building (1906)
🚩 Red flags
Price history (this unit)
- Sep 25, 2026 — Listed $799,000
- Sep 14, 2000 — Sold (MLS) $389,000
- Jul 27, 2000 — Listed $399,000
Description
Discover refined urban living at 136A Langton Street, a stylish two bedroom, one and a half bath townhouse condominium offering an inviting blend of comfort, privacy, and convenience in the heart of San Francisco. Set within an intimate four unit condominium building, this residence offers the appeal of boutique living with a more private, residential atmosphere. The townhouse style layout creates a natural separation between living and private spaces, giving the home a sense of dimension and ease rarely found in traditional condominium living. Fresh new interior paint enhances the bright,…
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.
✅ Positives
- Upper floor (fl 54)
- Low HOA (1.2%/yr)
- Newer build (2006)
⚠️ Cons
- HOA $800/mo
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- Sep 3, 2026 — Listed $799,000
Description
Enjoy elevated living and expansive open views from this bright two-bedroom, two-bath condominium in San Francisco’s Candlestick Point community. Offering approximately 1,095 square feet, the home features an open living and dining area with abundant natural light, recessed lighting, crown molding and access to a private balcony overlooking the surrounding hills, neighborhood and bayfront area, with an incredible view of the Bay. The kitchen offers generous wood cabinetry, granite countertops, stainless-steel appliances, a gas range and a breakfast counter connecting it to the main living…
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.
✅ Positives
- Garage parking
- Low HOA (0.9%/yr)
⚠️ Cons
- HOA $610/mo
🚩 Red flags
Price history (this unit)
- Oct 9, 2026 — Listed $799,000
Description
Directly across from Jefferson Square Park, this light-filled, top-floor condominium offers a thoughtfully designed layout with charming architectural details and inviting living spaces. Fully remodeled in 2015, the home features crown molding throughout the living and dining areas, which flow into a gourmet kitchen with custom cabinetry, granite countertops, updated stainless steel appliances, and an illuminated, two-sided glass display cabinet above the breakfast bar. Both bedrooms feature custom closets, with the primary bedroom offering a vaulted ceiling and private balcony. The second…
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.
✅ Positives
- 16% below model fair value
- On market 81 days → some leverage
- Upper floor (fl 9)
⚠️ Cons
- HOA $1990/mo
🚩 Red flags
- Very high HOA $1990/mo (full-service high-rise)
- Listed BELOW its 2022 sale ($1040k) → value eroding
Price history (this unit)
- Sep 29, 2026 — Price Changed $899,000
- Jul 22, 2026 — Listed $950,000
- Nov 22, 2022 — Sold (MLS) $1,040,000
- Nov 22, 2022 — Sold (Public Records) $1,040,000
- Oct 19, 2022 — Listed $1,075,000
- Feb 21, 2001 — Sold (MLS) $650,000
Description
* Spacious 2BR/2BA condo in a well maintained building in the Cathedral Hill section of Van Ness/Civic Center * Sweeping downtown views and excellent natural light from this 9th floor residence * Open kitchen, living, and dining layout * Updated kitchen with granite countertops and stainless steel appliances * Living room with tray ceiling and floor-to-ceiling windows framing the city views * Generous primary suite with custom closets and a remodeled bath featuring a walk-in shower and custom tile work * Versatile second bedroom with built-in Murphy bed and shelving, ideal as a home office,…
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.
✅ Positives
- On market 66 days → some leverage
- Upper floor (fl 13)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $625/mo
- Photos look dim — verify light in person
🚩 Red flags
- Listed BELOW its 2020 sale ($750k) → value eroding
Price history (this unit)
- Aug 6, 2026 — Listed $749,000
- Aug 28, 2020 — Sold (MLS) $750,000
- Aug 28, 2020 — Sold (Public Records) $750,000
- Jul 18, 2020 — Price Changed $739,000
- May 8, 2020 — Listed $799,000
- Nov 18, 2016 — Sold (MLS) $759,000
Description
Welcome to 5800 3rd Street, Unit 1310, a beautifully updated 2-bedroom, 2-bathroom condominium offering modern comfort, functional design, and an ideal Bayview location. This light-filled residence features an open-concept living and dining area that flows seamlessly to a private balcony, creating the perfect space to enjoy your morning coffee or unwind at the end of the day. The updated kitchen showcases contemporary finishes, ample cabinetry, and generous counter space, while both remodeled bathrooms offer stylish fixtures and finishes. A desirable split-bedroom floor plan features two…
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.
✅ Positives
- 12% below model fair value
- Upper floor (fl 8)
- Low HOA (1.1%/yr)
⚠️ Cons
- HOA $857/mo
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- Sep 18, 2026 — Listed $899,000
- Dec 23, 2003 — Sold (MLS) $568,000
- Oct 17, 2003 — Listed $555,000
Description
Stunning 8th-floor corner unit with downtown skyline views. This 1,075-square-foot residence delivers the urban lifestyle with room to breathe. Positioned at the intersection of Hayes Valley, SoMa, and the Mission, the building sits directly on major shuttle routes serving Alphabet, Apple, Meta, Genentech, and Tesla. The open-concept floor plan maximizes light and flow, featuring soaring ceilings and a generous living/dining area that spills onto a private balcony. Downtown skyline views frame the space, while luxury vinyl plank flooring throughout and crisp white walls set a modern tone.…
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.
✅ Positives
- 39% below its 2004 peak
- In-unit W/D
- Low HOA (0.3%/yr)
⚠️ Cons
- Older building (1902)
- Only 1 bath
🚩 Red flags
- Listed BELOW its 2004 sale ($1630k) → value eroding
Price history (this unit)
- Oct 8, 2026 — Listed $998,000
- Aug 20, 2004 — Sold (MLS) $1,630,000
- Jul 8, 2004 — Listed $1,495,000
Description
Classic San Francisco character meets modern ease in this beautifully updated garden-level Edwardian with gracious architectural details, flexible living space, and a rare private outdoor retreat. Built in 1902 within a beautifully maintained three-unit building, this home pairs period charm with thoughtful updates. Original hardwood floors, handsome millwork, picture-rail molding, and beamed ceilings add warmth and character. The inviting living room features a wood-burning fireplace adorned with custom Heath tiles, traditional built-ins, and views toward the shared garden and expansive…
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.
✅ Positives
- Upper floor (fl 3)
⚠️ Cons
- No in-unit W/D
🚩 Red flags
Price history (this unit)
- —
Description
Grand in scale and illuminated by natural light, this distinctive top-floor corner loft offers approximately 1,870 square feet across two expansive levels in SoMa's Flower Market Lofts. A gallery-style entry and skylit foyer create a memorable welcome, opening to a dramatic living space with soaring double-height ceilings, two-story windows, and southern and western exposures. Skyline views stretch from Twin Peaks toward Mission Bay, placing this light-filled retreat within the vibrant urban landscape of San Francisco's growing AI and startup community. Beautiful wide-plank flooring adds…
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.
✅ Positives
- On market 66 days → some leverage
- Upper floor (fl 4)
- Garage parking
- Low HOA (1.2%/yr)
⚠️ Cons
- HOA $750/mo
🚩 Red flags
Price history (this unit)
- Aug 6, 2026 — Listed $749,800
Description
Perched on the top floor of The Monarch at The Shipyard, this exceptional two-bedroom, two-bath residence showcases sweeping water and mountain views through dramatic floor-to-ceiling windows that fill the home with natural light. The thoughtfully designed open-concept living space flows seamlessly into a contemporary kitchen featuring stainless steel appliances, a gas range, quartz countertops, designer cabinetry, and a spacious center island perfect for everyday living, casual dining, and effortless entertaining. Designed for comfort and privacy, the split-bedroom floor plan places each…
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.
✅ Positives
- On market 52 days → some leverage
- Upper floor (fl 4)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $729/mo
- Photos look dim — verify light in person
🚩 Red flags
- Listed BELOW its 2022 sale ($970k) → value eroding
Price history (this unit)
- Aug 20, 2026 — Listed $849,000
- Apr 29, 2022 — Sold (MLS) $969,888
- Apr 13, 2022 — Sold (Public Records) $970,000
- Jan 24, 2022 — Price Changed $969,888
- Jun 19, 2021 — Listed $979,900
Description
Property is transparently priced. Perched on the top floor of The Shipyard at Hunters Point, this bright two-bedroom, two-bath residence delivers something rare at this price point: unobstructed, panoramic views of downtown San Francisco and the Bay Bridge from your own private deck. The two-level layout places both bedrooms, both baths, and laundry on the entry level, while the upper level opens into a light-filled great room where the kitchen, dining, and living areas flow together around a cozy fireplace, built for entertaining or unwinding as the city lights come on at dusk. The kitchen…
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.
✅ Positives
- 18% below model fair value
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $1778/mo
- Older building (1966)
- Ground floor
🚩 Red flags
- Very high HOA $1778/mo (full-service high-rise)
- Only 1 photo — verify condition
Price history (this unit)
- Jan 30, 2026 — Rental Removed $5,750
- Jan 27, 2026 — Price Changed $5,750
- Jan 20, 2026 — Listed for Rent $6,000
- Sep 8, 2025 — Sold (Public Records) $940,000
- Aug 15, 2012 — Sold (Public Records) $670,000
Description
Spacious and beautifully updated corner 2BD/2BA residence offering approximately 1,500 sq. ft. of sophisticated living in Cathedral Hill. The open-concept layout features generous living and dining areas filled with natural light, along with a rarely available in-unit Miele washer and dryer. The modern kitchen showcases quartz countertops, a large island, abundant cabinetry, an electric range, dishwasher, and the refrigerator. The primary suite offers generous closet space and a stunningly updated en-suite bathroom with a spacious walk-in shower. The bright second bedroom features a wall of…
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.
✅ Positives
- On market 46 days → some leverage
- Upper floor (fl 4)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $1195/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1195/mo (full-service high-rise)
- Live/work loft — workspace-heavy sqft and a thinner buyer pool inflate the apparent discount vs regular condo comps
Price history (this unit)
- Aug 26, 2026 — Listed $1,248,000
- Oct 7, 2016 — Sold (MLS) $1,070,000
- Oct 7, 2016 — Listed $1,095,000
Description
Work hard, live easy. This top-floor, three-level Live/Work loft puts you minutes from every major SOMA employer and gives you something most of them can't offer their engineers: your own exclusive-use roof deck. Sun-drenched south-facing windows fill the living room with natural light all day, while three distinct levels give you room to actually separate work, sleep, and downtime a rare find in the neighborhood. The main level anchors it all, with a den that closes off completely (its own connected bath makes it double as a guest room, home office, or Zoom-proof workspace). Up on the loft…
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.
✅ Positives
- Garage parking
- Low HOA (1.2%/yr)
⚠️ Cons
- HOA $943/mo
- Ground floor
- Only 1 bath
🚩 Red flags
Price history (this unit)
- Sep 18, 2026 — Listed $899,000
- Jan 9, 2015 — Sold (Public Records) $880,000
- Jul 18, 2014 — Sold (MLS) $750,000
- Jul 18, 2014 — Sold (Public Records) $750,000
- Jun 5, 2014 — Price Changed $769,000
- May 26, 2014 — Price Changed $779,000
Description
A tranquil retreat in the heart of Mission Dolores, this beautifully preserved 2-bedroom, 1-bath residence at Dolores Plaza offers generous proportions, seamless indoor-outdoor living and an unbeatable neighborhood location. The spacious living room opens directly to a private deck, creating an easy extension of the living space, while a full dining area makes entertaining a breeze. Generously sized bedrooms offer flexibility and privacy, including a spacious primary with walk-in closet, plus a spa-like bath. One-car parking completes the home. Dolores Plaza offers an impressive collection of…
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.
✅ Positives
- On market 45 days → some leverage
- In-unit W/D
- Garage parking
- Low HOA (1.3%/yr)
⚠️ Cons
- HOA $967/mo
🚩 Red flags
Price history (this unit)
- Aug 27, 2026 — Listed $999,000
Description
Welcome to Vida! This stylish, move-in-ready condo in the heart of the Mission District is a thoughtfully designed 2BD/2BA residence with a well-balanced floor plan that maximizes space and functionality. The open living and dining area connects seamlessly to a modern kitchen, creating a comfortable setting for everyday living and easy entertaining. The kitchen features stainless steel appliances and ample cabinetry, blending clean design with practical use. Subtle design details include a statement light fixture that adds warmth and character to the main living space. Additional features…
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.
✅ Positives
- Best $/sf of 7 tracked in San Francisco
- On market 53 days → some leverage
- Upper floor (fl 5)
- In-unit W/D
⚠️ Cons
- HOA $1848/mo
🚩 Red flags
- Very high HOA $1848/mo (full-service high-rise)
Price history (this unit)
- Aug 19, 2026 — Listed $998,000
- Aug 19, 2026 — Listed $998,000
Description
Enjoy all that The Bristol offers in this luxury residence, including access to sweeping water views of Alcatraz Island, the Golden Gate Bridge, and treasure Island. Floor-to-ceiling windows and nearly 10-ft ceilings fill the home with natural light and showcase stunning views. The chefs kitchen features Arclinea Italian cabinetry, premium Miele appliances, and Dornbracht fixtures, complemented by wide-plank white oak flooring and high-end finishes throughout. Ample closet space featuring a custom closet with built-in shelves and under-shelf lighting. Spa-inspired baths include Carrara marble…
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.
✅ Positives
- In-unit W/D
⚠️ Cons
- HOA $1274/mo
🚩 Red flags
- Very high HOA $1274/mo (full-service high-rise)
Price history (this unit)
- Sep 11, 2026 — Listed $999,000
- Mar 17, 2022 — Sold (MLS) $990,000
- Mar 17, 2022 — Sold (Public Records) $990,000
- Feb 3, 2022 — Listed $975,000
- Jul 13, 2018 — Sold (MLS) $880,000
- Jul 13, 2018 — Sold (Public Records) $880,000
Description
Situated at the western edge of the Outer Richmond, 875 La Playa Street #271 is a remodeled 2-bedroom, 2-bath condominium where Golden Gate Park meets the Pacific. Enjoy unobstructed views of the Pacific, the historic Dutch Windmill, and mature trees in Golden Gate Park from every window. This retreat boasts 1,084 sq. ft. of upgraded living space with new electrical and hardwood flooring throughout. The open-concept living area is anchored by a corner fireplace with a warm wood mantle. The fully renovated kitchen overlooks the space with built-in bench with storage, stone countertops,…
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.
✅ Positives
- Est. rent ~$4,477/mo if kept as a rental
⚠️ Cons
- Older building (1948)
- Only 1 bath
🚩 Red flags
Price history (this unit)
- —
Description
PARKS, TRAILS, AND OCEAN IN EVERY DIRECTION! Welcome to one of the greenest corners of San Francisco, where Sutro Heights Park, Lands End, Ocean Beach, and Golden Gate Park surround you with more parkland and coastline than just about any other neighborhood in the city. This inviting, open-concept condo in a charming 1948 2-unit building offers 2BD/1BA and 1,125 sqft (per graphic artist). Inside, you'll love the classic tunnel entrance, oak hardwood floors, a warm living room with a decorative fireplace, and an open concept space. The dining room flows into a stylish kitchen, and the back of…
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.
✅ Positives
- On market 72 days → some leverage
- Upper floor (fl 3)
- Low HOA (1.2%/yr)
- Newer build (2017)
⚠️ Cons
- HOA $914/mo
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- Aug 4, 2026 — Price Changed $950,900
- Jul 31, 2026 — Listed $950,000
Description
This modern 2-bedroom, 2-bathroom condominium in San Francisco's vibrant South of Market neighborhood offers impressive city views, secure garage parking, and exceptional value. The open-concept living and dining area is filled with natural light, creating a bright and welcoming atmosphere. A desirable split-bedroom layout provides added privacy, making it ideal for roommates, families, guests, or a home office. The primary bedroom features an en suite bathroom, while in-unit laundry adds everyday convenience. Located in a secure, elevator-access building near public transportation and major…
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.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (1.2%/yr)
- Newer build (2016)
⚠️ Cons
- HOA $1033/mo
🚩 Red flags
- Very high HOA $1033/mo (full-service high-rise)
Price history (this unit)
- Sep 10, 2026 — Listed $995,000
- Jun 17, 2024 — Sold (MLS) $875,000
- Jun 17, 2024 — Sold (Public Records) $875,000
- May 20, 2024 — Price Changed $850,000
- May 15, 2024 — Price Changed $996,000
- May 8, 2024 — Listed $998,000
Description
Welcome to Residence 204 at The Rowan, an inviting Condominium where the Mission meets Potrero. Built in 2016, this home features an open-concept layout designed for comfortable everyday living and effortless entertaining. Floor-to-ceiling windows fill the interiors with natural light, while wide-plank wood floors add warmth and sophistication throughout. The contemporary-inspired chef's kitchen is appointed with high-end appliances, Carrara marble top island, and a clean sophisticated design. An in-unit washer & dryer add everyday convenience. The living room opens directly to a private…
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.
✅ Positives
- On market 69 days → some leverage
- Upper floor (fl 3)
- In-unit W/D
- Low HOA (1%/yr)
⚠️ Cons
- HOA $743/mo
🚩 Red flags
Price history (this unit)
- Aug 3, 2026 — Listed $945,000
- Aug 31, 2023 — Sold (Public Records) $883,000
Description
Welcome to The Westerly, a modern luxury condominium community located just one block from Ocean Beach. This spacious 2-bedroom, 2-bath residence features contemporary finishes throughout, including stainless steel appliances with an induction range, quartz countertops, European-style cabinetry, and laminate flooring. Residents enjoy an impressive array of amenities, including a club lounge, ocean-view terraces with outdoor seating and fire pits, landscaped community herb gardens, a dog wash station, indoor bike parking, and underground parking available for lease, with additional street…
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.
✅ Positives
- On market 59 days → some leverage
- Upper floor (fl 5)
⚠️ Cons
- HOA $1898/mo
🚩 Red flags
- Very high HOA $1898/mo (full-service high-rise)
Price history (this unit)
- Aug 13, 2026 — Listed $1,099,000
Description
Unit 505 at Post International is not just a home. It is a lifestyle. Perched on the fifth floor of one of San Francisco's most coveted full-service luxury buildings, this fully reimagined 2-bedroom, 2-bath residence sits at the vibrant crossroads of Pacific Heights, Hayes Valley, the Fillmore, and beloved Japantown. World class restaurants, boutiques, cafes, and cultural landmarks are all just steps away, making this one of the most walkable addresses in the city. Sunny east-facing windows frame sweeping downtown San Francisco city views, while sliding glass doors open onto a large private…
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.
✅ Positives
- Upper floor (fl 3)
- Low HOA (1.3%/yr)
- Newer build (2016)
⚠️ Cons
- HOA $920/mo
🚩 Red flags
Price history (this unit)
- Sep 25, 2026 — Listed $849,000
Description
Modern architecture meets effortless city living at Rowan. This stylish 2-bedroom, 2-bath condominium features dramatic floor-to-ceiling windows, an open and airy floor plan, and a sophisticated industrial aesthetic. Exposed concrete details are balanced by warm hardwood flooring, sleek Italian cabinetry, Bertazzoni appliances, and thoughtfully designed interiors. Designed by Handel Architects, Rowan is a striking nine-story building known for its distinctive architecture and contemporary design. Building amenities include a 3,250-square-foot rooftop terrace with sweeping city views, BBQ area…
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.
✅ Positives
- Low HOA (1.2%/yr)
⚠️ Cons
- HOA $908/mo
- Older building (1960)
- Ground floor
🚩 Red flags
- Only 1 photo — verify condition
Price history (this unit)
- —
Description
Welcome to 1817 California Street #2B, a light-filled, two-level condominium offering a townhouse-style layout in the heart of Pacific Heights. Set within the Palm Royal, this thoughtfully designed 2-bedroom, 1.5-bath residence offers comfortable separation of space, with sliding glass doors opening to the exterior on both levels. The lower level is designed for everyday living and entertaining, with an open living / dining area, kitchen, powder room. Upstairs, two bedrooms create a peaceful retreat, complemented by a full bathroom featuring a shower over soaking tub. A skylight brings…
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.
✅ Positives
- $/sf under the San Francisco norm ($939 vs $1005)
⚠️ Cons
- Only 1 bath
- Photos look dim — verify light in person
🚩 Red flags
- Only 1 photo — verify condition
Price history (this unit)
- —
Description
Chic, Updated NOPA Condo in the Heart of the City Freshly reimagined and beautifully finished, 1464 Grove Street #202 offers a stylish, move-in-ready home in one of San Francisco’s most loved and vibrant neighborhoods. The thoughtfully updated interior pairs a clean, contemporary aesthetic with an easy, highly functional floor plan. A newly remodeled kitchen brings fresh finishes and a polished modern feel, while the renovated bath has been transformed into a chic, inviting retreat. New finishes and carefully considered details throughout give the home a crisp, sophisticated look that feels…
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.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.6%/yr)
⚠️ Cons
- HOA $550/mo
- Older building (1905)
- Only 1 bath
🚩 Red flags
Price history (this unit)
- Oct 2, 2026 — Listed $1,050,000
Description
This 2-bedroom, 1-bathroom Pacific Heights condo is set in a boutique 6-unit Edwardian building with Classical Revival detailing. Hardwood floors, high ceilings, classic wainscoting and a decorative fireplace lend timeless character, while a sunny breakfast nook provides a welcoming spot to start the day. Additional features include a split-bath layout, in-unit laundry, tandem garage parking, garage storage and a shared yard. Adjacent to Presidio Heights, the home is close to the restaurants and shops along Sacramento and Divisadero Streets, with Fillmore Street and Laurel Village also within…
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.
✅ Positives
- Upper floor (fl 6)
- Garage parking
- Low HOA (0.2%/yr)
⚠️ Cons
- Only 1 bath
🚩 Red flags
Price history (this unit)
- Sep 30, 2026 — Listed $939,000
- Sep 29, 2026 — Listed $939,000
- Nov 27, 2019 — Sold (Public Records) $849,000
- May 28, 2015 — Sold (Public Records) $925,000
- Jan 4, 2013 — Sold (Public Records) $515,000
- Oct 22, 2004 — Sold (Public Records) $399,000
Description
Welcome to this stunning ground-floor home in NOPA (North of Panhandle)one of San Franciscos most vibrant and sought-after neighborhoods. Tucked along a quiet, slow-street corridor known for its community feel and neighborhood block gatherings, this condo perfectly pairs city living with charm and function that supports life on the go. The condo features high ceilings and sleek European oak hardwood flooring throughout. The generous main living area flows into an outfitted kitchen with crisp Quartz countertops and a large social island with seating. The primary bedroom boasts a deep walk-in…
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.
✅ Positives
- Garage parking
- Low HOA (1.3%/yr)
⚠️ Cons
- HOA $1051/mo
- Older building (1972)
🚩 Red flags
- Very high HOA $1051/mo (full-service high-rise)
- Listed BELOW its 2021 sale ($990k) → value eroding
Price history (this unit)
- Sep 17, 2026 — Listed $949,000
- Feb 26, 2021 — Sold (MLS) $990,000
- Feb 26, 2021 — Sold (Public Records) $990,000
- Oct 27, 2020 — Listed $998,000
- Mar 10, 2017 — Listed $836,000
- Mar 10, 2017 — Sold (MLS) $836,000
Description
Welcome to 990 Duncan a sun-filled retreat in one of San Francisco's sweetest communities. This beautifully appointed two-bedroom, two-bath condo features two generous primary suites, an updated kitchen, and sweeping southern views of the city's rolling hills. Natural light pours in throughout the day, creating a warm, inviting atmosphere from morning to evening. A dedicated parking spot in a secure garage is included. Residents of Diamond Heights Village enjoy an exceptional array of resort-style amenities, including a sparkling pool, jacuzzi, sauna, fitness center, and spacious club room.…
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.
✅ Positives
- 54% below its 2020 peak
- Upper floor (fl 3)
- Garage parking
- Low HOA (0.9%/yr)
⚠️ Cons
- HOA $1126/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1126/mo (full-service high-rise)
- Listed BELOW its 2020 sale ($3100k) → value eroding
Price history (this unit)
- Sep 11, 2026 — Listed $1,425,000
- Jul 22, 2020 — Sold (Public Records) $3,100,000
- Sep 16, 2009 — Sold (MLS) $875,000
- Sep 16, 2009 — Sold (Public Records) $875,000
- May 31, 2009 — Listed $899,000
Description
Live the life you imagined in this spectacular two-story residence at 200 Brannan St Lofts. This distinctive condominium features two fully enclosed bedrooms, two bathrooms, a separate media room/office, two garage parking spaces, beautiful wood flooring, exposed concrete architectural details throughout, central heating and air conditioning, in-unit laundry, and more. Building amenities include a 24/7 lobby attendant, package room, well-equipped fitness center, private courtyard garden, and on-site property management. Ideally located just one block west of the Embarcadero waterfront, the…
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.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.5%/yr)
⚠️ Cons
- Older building (1906)
- Only 1 bath
🚩 Red flags
Price history (this unit)
- Sep 14, 2026 — Listed $1,049,000
- Sep 10, 2010 — Price Changed $725,000
- Sep 10, 2010 — Sold (MLS) $725,000
- Sep 10, 2010 — Sold (Public Records) $725,000
- Jul 15, 2010 — Price Changed $724,000
- Jul 1, 2010 — Price Changed $749,000
Description
Set on a quiet, tree-lined street in Noe Valley, this charming yet modernized Edwardian-era home offers an oasis in Noe Valley just steps from vibrant local shops, restaurants, abundant public transit options, and more. Preserved period details, from coved ceilings, wainscoting, ceiling medallions, and a built-in hutch, to a striking Arts and Crafts style fireplace that anchors the living room, blend thoughtfully with modern updates including a remodeled kitchen and bathroom, updated lighting, stainless steel appliances, and a designer paint scheme. The spacious and sun-drenched living room…
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.
✅ Positives
- Bigger than the San Francisco norm (1647 vs 1125 sf)
⚠️ Cons
- Older building (1930)
- Only 1 bath
🚩 Red flags
Price history (this unit)
- —
Description
Perched on the top floor of a handsome Edwardian building in coveted Liberty Hill, 894 Guerrero Street is a light-filled two-bedroom, one-and-a-half-bath residence offering generous scale, timeless character and sweeping Downtown and Bay views. The gracious interior features oversized rooms, soaring ceilings, hardwood floors, elegant crown molding and a wood-burning fireplace. Expansive living and entertaining spaces are complemented by abundant natural light and a flowing floor plan that captures the charm of classic San Francisco architecture while offering comfortable everyday living.…
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.
✅ Positives
- Low HOA (0.6%/yr)
⚠️ Cons
- Ground floor
- Only 1 bath
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- Sep 24, 2026 — Listed $795,000
- Jun 13, 2003 — Sold (MLS) $395,000
- Jun 13, 2003 — Sold (Public Records) $395,000
- Apr 16, 2003 — Listed $399,000
Description
Located in the coveted Duboce Triangle, this modern two-bedroom, one-bath condo is in the heart of the City. Recently updated with fresh paint and flooring as well as appliances, this home is efficiently laid out and filled with light. The open living/dining/kitchen plan with newly installed hardwood flooring is ideal for entertaining. Both bedrooms are generous in size with large closets and new carpet. Bay windows facing south at the front of the unit let in great light and add to the space and charm. The kitchen has a new microwave and gas stove, and the cabinets have been freshly painted.…
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.
✅ Positives
- On market 70 days → some leverage
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $1530/mo
🚩 Red flags
- Very high HOA $1530/mo (full-service high-rise)
Price history (this unit)
- Jun 23, 2021 — Sold (Public Records) $1,000,000
- Feb 27, 2004 — Sold (Public Records) $500,000
Description
Welcome Home to Telegraph Landing North North Waterfront Living at Its Finest! Perched in the coveted Telegraph Landing North complex on San Francisco's North Waterfront, this beautifully updated 2-bedroom, 2-bathroom condo offers 1,172 square feet of sophisticated city living. The chef's kitchen has been thoughtfully updated with newer stainless steel appliances and abundant storage, perfect for home cooks and entertainers alike. The en-suite primary bedroom is a true retreat, featuring a spacious walk-in closet and a private terrace ideal for savoring your morning coffee in peace. The…
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.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.4%/yr)
⚠️ Cons
- Older building (1965)
- Only 1 bath
🚩 Red flags
Price history (this unit)
- Sep 17, 2026 — Listed $1,095,000
- Sep 17, 2026 — Listed $1,095,000
- Oct 31, 2003 — Sold (Public Records) $715,000
Description
Welcome to 618 Peralta Ave beautifully renovated, turn-key sanctuary nestled in Bernal Heights, just steps from the panoramic views and open trails of Bernal Heights Park. Step through the sleek craftsman front door into a light-filled open layout, where the living room features elegant wall molding accents, recessed lighting, and seamless wood-toned flooring. At the center of the home is a designer kitchen built for entertaining, complete with crisp white shaker cabinets, warm brass hardware, quartz countertops, a marble-like tile backsplash, floating shelving, and premium stainless steel…
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.
✅ Positives
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
- Low HOA (0.8%/yr)
⚠️ Cons
- HOA $584/mo
- Only 1 bath
🚩 Red flags
- Listed BELOW its 2014 sale ($960k) → value eroding
Price history (this unit)
- Oct 9, 2026 — Listed $925,000
- Sep 25, 2014 — Sold (MLS) $960,000
- Sep 24, 2014 — Sold (Public Records) $960,000
- Aug 22, 2014 — Listed $799,000
- Jan 15, 2009 — Sold (MLS) $600,000
- Jan 12, 2009 — Price Changed $639,000
Description
Welcome to your oasis in the Mission! This light and bright condominium at Chelsea Park is moments away from Dolores Park, Bi-Rite market and Tartine bakery. Enjoy everything the Mission has to offer while living in a serene, park-like setting. Sliding glass doors open to a Juliet balcony overlooking landscaped common areas that fill nearly the entire interior of the block. Shared amenities include a pergola, fire pit and barbecue area, providing residents with meticulously maintained spaces to gather. The kitchen features a Bertazzoni range, stainless steel appliances, and granite…
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.
✅ Positives
- BART walkable (0.5 mi)
⚠️ Cons
- HOA $1411/mo
- Older building (1970)
- Ground floor
🚩 Red flags
- Very high HOA $1411/mo (full-service high-rise)
Price history (this unit)
- Aug 28, 2026 — Listed $695,000
- Oct 8, 2024 — Sold (MLS) $510,000
- Oct 7, 2024 — Sold (Public Records) $510,000
- Aug 25, 2022 — Listed $535,000
Description
Perched on the top floor of the iconic Mandarin Tower, this stunning 2-bedroom, 2-bathroom penthouse condo offers an unbeatable combination of location, views, and modern updates. Just moments from North Beach, you're close to the city's best cafes, restaurants, and nightlifeyet tucked into the historic charm of Chinatown. Inside, you'll find a completely remodeled kitchen and both bathrooms, finished with high-end fixtures and finishes throughout. The open living space flows out to a private balcony, where breathtaking, unobstructed eastern views stretch across Coit Tower, the Transamerica…
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.
✅ Positives
- Upper floor (fl 3)
⚠️ Cons
- Older building (1963)
🚩 Red flags
Price history (this unit)
- —
Description
You will love the unsurpassed Bay and Alcatraz views from this 2BR/2BA corner residence. It's hard to get any closer to the water! Luxury full-service building offering security, safety and convenience. The open plan living and dining room enjoys a panoramic water view with floor to ceiling sliders on two sides leading to a generous wrap-around terrace. The adjacent kitchen has beautiful granite counters and a breakfast area. The layout is ideal, placing the bedrooms on opposite sides with the primary bedroom featuring its own terrace, breathtaking bay views and gorgeous en-suite bath. The…
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.
✅ Positives
- Garage parking
⚠️ Cons
- HOA $2026/mo
- Older building (1963)
🚩 Red flags
- Very high HOA $2026/mo (full-service high-rise)
Price history (this unit)
- Sep 25, 2026 — Listed $1,248,000
- Sep 25, 2026 — Listed $1,248,000
Description
Completely reimagined from the studs, this sophisticated residence at the iconic Fontana East blends the enduring elegance of mid-century architecture with refined modern design. This light-filled corner residence welcomes you with a semi-private elevator hall and unfolds with clean architectural lines, rich textures, and a calming palette inspired by its waterfront setting. Two dramatic floor-to-ceiling windows in the living room frame unobstructed views of Alcatraz that continue into the tranquil primary suite. The beautifully crafted kitchen anchors the home, seamlessly connecting the…
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.
✅ Positives
- In-unit W/D
- Low HOA (0.7%/yr)
- Newer build (2016)
⚠️ Cons
- HOA $786/mo
- Ground floor
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- Oct 8, 2026 — Listed $1,275,000
Description
Sunshine, thoughtful design, and skyline views define this modern corner residence in the heart of the Mission. Built in 2016 in an intimate three-residence building, this two-bedroom, two-bath condo pairs an open floor plan with refined finishes and inviting outdoor spaces. Expansive windows bring natural light into the living and dining areas, where hardwood floors, designer lighting, and a gas fireplace create a warm, contemporary setting. The beautifully appointed kitchen features quartz countertops, a generous center island, premium appliances, a wine refrigerator, and abundant…
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.
✅ Positives
- Upper floor (fl 4)
⚠️ Cons
- HOA $2122/mo
- Older building (1965)
🚩 Red flags
- Very high HOA $2122/mo (full-service high-rise)
Price history (this unit)
- —
Description
Beautifully remodeled Pacific Heights condo offering a thoughtful floor plan, generous natural light, and a quiet setting at the rear of the building. The open living and dining area is well suited for both everyday living and entertaining, with a wall of windows and wide-plank oak floors throughout. The designer kitchen features quartzite countertops, Bosch appliances, a farmhouse sink, and an oversized island with breakfast bar seating. The spacious primary suite includes a private balcony and an impressive walk-in dressing room customized by California Closets, with mirrored pocket doors…
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.
✅ Positives
- On market 50 days → some leverage
- Low HOA (0.4%/yr)
⚠️ Cons
- Older building (1911)
🚩 Red flags
Price history (this unit)
- Aug 22, 2026 — Listed $1,500,000
- Aug 6, 2025 — Rental Removed $5,950
- Jul 20, 2025 — Listed for Rent $5,950
- Jul 2, 2024 — Rental Removed $5,999
- May 15, 2024 — Listed for Rent $5,999
- Apr 2, 2021 — Sold (Public Records) $1,300,000
Description
Experience practical elegance in this inviting 1500-sq ft condominium nestled just moments away from the conveniences of the 24th Street corridor, Castro Village, and Upper Douglas Dog Park. Step through the private front entrance into a generously proportioned living room seamlessly connected to a spacious kitchen, making hosting a breeze. Enjoy casual meals in the elegant dining room or unwind on the private deck with downtown views, ideal for indoor-outdoor living. With two well appointed bedrooms, two bathrooms, and a bonus room or office, this residence offers versatile living options to…
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.
✅ Positives
- Upper floor (fl 6)
- Garage parking
- Low HOA (1%/yr)
- Newer build (2014)
⚠️ Cons
- HOA $872/mo
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- Oct 8, 2026 — Listed $1,080,000
Description
Contemporary architecture meets the energy of San Francisco at Linea, designed by renowned architect Bernardo Fort-Brescia. This two-bedroom, two-bath residence offers a sophisticated home base where Hayes Valley, Duboce Triangle, the Castro come together. Clean lines and a modern aesthetic create an inviting setting for city living, with incredible city views, spacious communal roof-top, and modern in-unit amenities. Eastern-facing windows flood the two large bedrooms with light throughout the day. The master bedroom features a walk-in closet and attached bathroom with modern finishes. The…
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.
✅ Positives
- Low HOA (0.9%/yr)
⚠️ Cons
- 10% above model fair value
- HOA $1085/mo
- Ground floor
🚩 Red flags
- Very high HOA $1085/mo (full-service high-rise)
Price history (this unit)
- —
Description
Dramatic scale, abundant natural light, and a flexible three-level floor plan define this sophisticated Dogpatch loft. Floor-to-ceiling windows illuminate the expansive main living level, where soaring ceilings, maple floors, and a gas fireplace create an impressive yet comfortable setting for everyday living and entertaining. The open kitchen is thoughtfully integrated into the space with granite counters, stainless steel appliances, and generous cabinetry. Above, the loft bedroom offers a serene retreat overlooking the living space, with sliding doors that allow it to be enclosed for added…
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.
✅ Positives
- Garage parking
- Low HOA (0.4%/yr)
⚠️ Cons
- 11% above model fair value
🚩 Red flags
Price history (this unit)
- Oct 2, 2026 — Listed $1,295,000
Description
Welcome to 1180 Broderick Street #202, a light-filled corner residence in the heart of Anza Vista. Spanning approx. 1,218 sq. ft. , this two-bedroom, two-bathroom condo features windows on three sides, bathing the living spaces in natural light throughout the day. The spacious open-concept living, dining, and kitchen area creates an ideal setting for both everyday living and entertaining, with direct access to a private deck for seamless indoor-outdoor enjoyment. The generously sized primary suite offers a peaceful retreat, complete with a large en-suite bathroom and expansive closets that…
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.
✅ Positives
- On market 79 days → some leverage
- Upper floor (fl 3)
- In-unit W/D
- Low HOA (0.7%/yr)
⚠️ Cons
- 10% above model fair value
🚩 Red flags
- Back on market — this unit was off the market and was relisted Oct 10
Price history (this unit)
- Dec 15, 2015 — Sold (MLS) $780,000
- Aug 27, 2015 — Listed $790,000
Description
Upper-level condo with Golden Gate views in the heart of the Sunset District. This modern and luxurious unit features an open floor plan with a living room that flows seamlessly into the dining area and spacious kitchen. Elegant details include hardwood flooring, rich crown molding, and designer lighting. The gourmet kitchen offers an abundance of cherry wood cabinetry, granite countertops & backsplash, stainless steel appliances, and a breakfast bar. This light-filled home features a primary bedroom with a spa-like en-suite bath. Both bedrooms are a generous size. Bathrooms are appointed…
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.
✅ Positives
- Garage parking
- Low HOA (1.3%/yr)
⚠️ Cons
- HOA $1636/mo
- Ground floor
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1636/mo (full-service high-rise)
Price history (this unit)
- Sep 15, 2026 — Listed $1,495,000
- Nov 5, 2023 — Rental Removed $4,195
- Oct 21, 2023 — Listed for Rent $4,195
- Feb 19, 1997 — Sold (MLS) $600,000
- Mar 21, 1996 — Listed $624,500
Description
Welcome to 640 Davis Street #5, a rare opportunity to bring your own vision to a San Francisco residence located in Golden Gateway Commons. The property is vacant and remains largely in its original condition, giving the next buyer a beautiful canvas to update, renovate and make their own. The home offers generous living and dining spaces, a fireplace, expansive windows and skylights that bring in natural light throughout the day. The kitchen looks out toward the brick-lined atrium/patio, creating a nice connection between the indoor and outdoor spaces. The primary bath includes dual sinks…
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.
✅ Positives
- On market 57 days → some leverage
- Upper floor (fl 3)
- In-unit W/D
- Low HOA (1.3%/yr)
⚠️ Cons
- 11% above model fair value
- HOA $1303/mo
- Older building (1914)
🚩 Red flags
- Very high HOA $1303/mo (full-service high-rise)
Price history (this unit)
- Dec 19, 2023 — Sold (MLS) $1,005,000
- Dec 19, 2023 — Sold (Public Records) $1,005,000
- Nov 6, 2023 — Price Changed $1,049,000
- Oct 27, 2023 — Price Changed $1,099,000
- Sep 29, 2023 — Price Changed $1,145,000
- Sep 8, 2023 — Listed $1,295,000
Description
Residence #302 at The Montgomery is one of the building's most coveted floorplans. This spacious two-bedroom, two-bathroom home features a split-bedroom layout offering exceptional privacy for families, guests, or working from home. A true corner residence with dual exposures and oversized operable windows that fill the home with abundant natural light while overlooking the iconic Palace Hotel, creating a bright, open, and timeless urban setting. The expansive primary suite includes two closets, space for a home office or reading nook, and a spa-inspired ensuite bath. The generous…
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.
✅ Positives
- Upper floor (fl 3)
- Garage parking
⚠️ Cons
- 10% above model fair value
- HOA $1532/mo
🚩 Red flags
- Very high HOA $1532/mo (full-service high-rise)
Price history (this unit)
- Sep 24, 2026 — Listed $1,250,000
- Jul 18, 2003 — Sold (MLS) $569,000
- Jul 18, 2003 — Sold (Public Records) $569,000
- Jan 9, 2003 — Listed $569,000
Description
Space is a luxury. Residence #302 at Telegraph Landing provides approximately 1,250 square feet of generously proportioned living, with two bedrooms, two full bathrooms, multiple exposures and a private patio that extends the home outdoors. Corner windows bring natural light into the expansive living and dining areas, where there is ample room to entertain, unwind and create distinct spaces for everyday life. A full wall of built-in cabinetry adds both character and exceptional storage, while the adjoining patio offers a leafy outlook over mature trees and space for a table and chairs. The…
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.
✅ Positives
- Low HOA (0.4%/yr)
⚠️ Cons
- 14% above model fair value
- Older building (1900)
- Only 1 bath
🚩 Red flags
- Listed BELOW its 2022 sale ($1200k) → value eroding
Price history (this unit)
- Feb 28, 2022 — Sold (MLS) $1,200,000
- Feb 28, 2022 — Sold (Public Records) $1,200,000
- Jan 21, 2022 — Listed $1,079,000
- Jun 24, 2003 — Sold (Public Records) $505,000
- Jun 21, 2003 — Sold (MLS) $505,000
- Apr 17, 2003 — Listed $449,500
Description
This top-floor Victorian flat in Bernal Heights has the gracious proportions of an older San Francisco. Tall ceilings, hardwood floors and generously scaled principal rooms set the tone. West-facing windows look out over the surrounding hills toward Twin Peaks, framing the brilliant sunsets the city is known for. The living space is all on one level, with a straightforward layout that adapts easily as needs change. There are two well-proportioned bedrooms and a third room that could serve as an office, nursery or studio. The oversized living room comfortably hosts large gatherings, while the…
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.
✅ Positives
- Upper floor (fl 9)
- In-unit W/D
- Garage parking
- Low HOA (1.1%/yr)
⚠️ Cons
- 15% above model fair value
- HOA $1173/mo
🚩 Red flags
- Very high HOA $1173/mo (full-service high-rise)
Price history (this unit)
- Sep 2, 2026 — Listed $1,348,000
Description
Sophisticated penthouse living awaits at The Beacon, one of Mission Bay's premier full-service communities, where sweeping Downtown and skyline views create a dramatic backdrop for this bright and spacious two-bedroom, two-bath residence. Expansive windows bathe the open living and dining areas in natural light, while the desirable split-bedroom floor plan provides an ideal balance of privacy and effortless entertaining. The well-appointed kitchen features rich cherry wood cabinetry, sleek black granite countertops, stainless steel appliances, abundant storage, and generous preparation space.…
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.
✅ Positives
- On market 69 days → some leverage
- Upper floor (fl 9)
- Newer build (2007)
⚠️ Cons
- HOA $3955/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $3955/mo (full-service high-rise)
Price history (this unit)
- Jul 1, 2026 — Listed $1,795,000
- Aug 31, 2018 — Sold (MLS) $1,748,000
- Aug 31, 2018 — Sold (Public Records) $1,748,000
- May 11, 2018 — Listed $1,748,000
Description
The best cities in the world aren't experienced from the sidelines, they're lived from within. Residence 905 at The Ritz-Carlton Residences is immersed in the rhythm, energy, and sophistication of Downtown San Francisco. Expansive wall-to-wall windows frame an ever-changing panorama of Downtown skyscrapers, the iconic Palace Hotel sign, Maiden Lane, Union Square, and the architectural landmarks of Nob Hill. Here, the skyline is never static. It shifts with the light, the weather, and the rhythm of the streets below before transforming into a tapestry of lights after sunset. It isn't simply…
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.
✅ Positives
- Upper floor (fl 4)
⚠️ Cons
- 21% above model fair value
- Photos look dim — verify light in person
🚩 Red flags
- Only 1 photo — verify condition
Price history (this unit)
- —
Description
Distinctive Top-Floor Living in Lower Pacific Heights Rarely does a condo live this much like a home. This bright, top-floor tri-level residence offers an exceptional combination of space, privacy, and indoor/outdoor living in the heart of Lower Pacific Heights. The main living level features generous living and dining spaces, a wood-burning fireplace, dramatic ceiling height, skylight, and private patio with views toward St. Dominic's Church and Alta Plaza Park. The lower level offers two bedrooms and two full baths, including a spacious primary suite with dual closets and updated private…
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.
✅ Positives
- Upper floor (fl 3)
- Garage parking
- Newer build (2009)
⚠️ Cons
- 12% above model fair value
- HOA $3828/mo
🚩 Red flags
- Very high HOA $3828/mo (full-service high-rise)
Price history (this unit)
- Oct 5, 2026 — Listed $1,650,000
- Mar 6, 2026 — Listed $1,650,000
Description
Unit 36F at the Millennium tower is the epitome of elevated luxury living in the heart of San Franciscos. This beautifully appointed 2-bedroom, 2-bathroom plus den residence features expansive floor-to-ceiling windows that frame stunning panoramic city and skyline views while filling the home with natural light. The open-concept living and dining areas flow seamlessly into a sleek modern kitchen, ideal for both everyday living and elegant entertaining. The primary suite serves as a peaceful retreat with generous closet space and a spa-inspired bathroom, while the second bedroom is equally…
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.
✅ Positives
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
- Low HOA (1%/yr)
⚠️ Cons
- 15% above model fair value
- HOA $1368/mo
- Older building (1907)
🚩 Red flags
- Very high HOA $1368/mo (full-service high-rise)
Price history (this unit)
- Sep 7, 2026 — Listed $1,695,000
- Sep 11, 2007 — Sold (Public Records) $1,147,000
- Jun 9, 2006 — Sold (Public Records) $1,080,000
Description
Welcome to the Crown Jewel of the ClockTower Lofts! Formerly the original model residence of the iconic ClockTower Building, this stunning top-floor brick-and-timber loft is ideally positioned on a quiet interior corner overlooking two lush tropical courtyards, has windows on three sides and is filled with exceptional natural light. The expansive and thoughtfully designed floor plan features two distinct sleeping areas, spacious living and dining spaces, an upgraded kitchen, and two full bathrooms. Rich architectural details including exposed brick walls, dramatic timber beams, soaring peaked…
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.
✅ Positives
- Upper floor (fl 6)
- In-unit W/D
- Garage parking
- Low HOA (0.6%/yr)
⚠️ Cons
- 19% above model fair value
🚩 Red flags
Price history (this unit)
- Oct 2, 2026 — Listed $1,125,000
Description
1288 Howard St is a contemporary, newer construction building situated at the crossroads of SOMA, Hayes Valley, and the Theatre District in the heart of San Francisco. Unit #605 is a top floor, south-facing 2 bedroom + den, 2 bathroom, 1,011 sqft condominium with city views. The home features a split floor plan, 2 walk-in closets, and tons of natural light. Completed in 2022, the building was thoughtfully designed for modern urban living, combining sophisticated architecture, designer finishes, and a collection of amenities rarely found in newer developments. Beyond the secure entry gates, a…
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.
✅ Positives
- Garage parking
- Newer build (2009)
⚠️ Cons
- 20% above model fair value
- HOA $2850/mo
- Ground floor
🚩 Red flags
- Very high HOA $2850/mo (full-service high-rise)
- Listed BELOW its 2015 sale ($1840k) → value eroding
Price history (this unit)
- Oct 1, 2026 — Listed $1,650,000
- Oct 1, 2026 — Listed $1,650,000
- Aug 28, 2015 — Sold (Public Records) $1,840,000
Description
Experience refined city living at Millennium Tower Residence 3A, a sophisticated 2-bedroom, 2-bathroom condominium featuring soaring ceilings, an open and inviting floor plan, and dynamic outlooks across San Franciscos urban landscape. Thoughtfully upgraded and designed with an emphasis on comfort and understated luxury, the residence offers a seamless backdrop for both everyday living and entertaining. Originally selected as a developer showcase residence, the home stands out for its desirable layout, generous proportions, and distinctive city views. Located within Millennium Tower, one of…
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.
✅ Positives
- Low HOA (0.4%/yr)
⚠️ Cons
- 17% above model fair value
- Older building (1926)
- Ground floor
🚩 Red flags
Price history (this unit)
- Sep 23, 2026 — Listed $1,195,000
- Jun 23, 2004 — Sold (MLS) $469,000
- Apr 9, 2004 — Listed $469,000
Description
Light, updated, and perfectly located on a Slow Street on Golden Gate Ave, this 2 bedroom, 1 bath condo is the kind of home that has it all figured out. Built in 1926, it strikes that rare balance between vintage soul and modern-day ease, with charming period details throughout the primary bedroom and common areas, gorgeous hardwood floors, and a built-in desk that makes work-from-home actually feel good. The kitchen has been fully remodeled with new appliances and a wine fridge, ready for everything from weeknight dinners to weekend dinner parties. The bathroom got the same treatment,…
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.
✅ Positives
- Upper floor (fl 10)
- In-unit W/D
- Low HOA (1%/yr)
⚠️ Cons
- 19% above model fair value
- HOA $1112/mo
🚩 Red flags
- Very high HOA $1112/mo (full-service high-rise)
Price history (this unit)
- Sep 18, 2026 — Listed $1,299,000
- Dec 3, 2021 — Sold (Public Records) $1,170,000
- Jun 23, 2017 — Sold (MLS) $1,350,000
- Jun 23, 2017 — Sold (Public Records) $1,350,000
- May 29, 2017 — Listed $1,299,000
- Aug 29, 2007 — Sold (Public Records) $990,000
Description
Imagine stepping from your living room onto your very own (massive!) private patio an expansive, sun-filled retreat with open skyline views in the heart of San Francisco. This is that truly rare condo that maximizes what California and sunny downtown San Francisco are known for: indoor-outdoor living. Welcome to #1014, a spacious and light-filled unit, with a massive, wraparound private patio, all to yourself. This unit boasts the largest patio in the building that wraps south and west, unobstructed by neighboring buildings and featuring views towards Sutro Tower, Bernal Heights, and the…
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.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.4%/yr)
⚠️ Cons
- 18% above model fair value
- Ground floor
🚩 Red flags
- Live/work loft — workspace-heavy sqft and a thinner buyer pool inflate the apparent discount vs regular condo comps
Price history (this unit)
- Sep 24, 2026 — Listed $1,495,000
- Oct 19, 2021 — Price Changed $1,465,000
- Oct 18, 2021 — Sold (MLS) $1,465,000
- Oct 18, 2021 — Sold (Public Records) $1,465,000
- Sep 10, 2021 — Listed $1,485,000
- Dec 21, 2010 — Sold (MLS) $665,000
Description
Live/work loft living in the heart of San Francisco's Inner Mission, set within a boutique 15-unit elevator building built in 2001. This spacious tri-level residence offers approximately 1,476 square feet of flexible living space, with 2 bedrooms, 2.5 bathrooms, soaring ceilings, oversized windows, and an open, versatile floor plan. Upon entry, a flexible main-level area provides additional space for a home office, sitting area, studio, or workspace. The main living level features hardwood floors, a gas fireplace, generous living and dining areas, an open kitchen with breakfast bar seating,…
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.
✅ Positives
- On market 55 days → some leverage
- Low HOA (1.3%/yr)
⚠️ Cons
- 22% above model fair value
- HOA $1241/mo
🚩 Red flags
- Very high HOA $1241/mo (full-service high-rise)
Price history (this unit)
- Aug 17, 2026 — Listed $1,150,000
- Oct 1, 2024 — Rental Removed $5,750
- Jul 11, 2024 — Listed for Rent $5,750
Description
Step into this east-facing residence at The Metropolitan and take in sweeping Bay Bridge and city views that are equally impressive by day and night. The thoughtful split-bedroom floor plan places two spacious bedrooms and two bathrooms on opposite sides of the home, offering excellent privacy for guests, shared living, or a dedicated home office. Hardwood floors run throughout, complemented by custom window treatments and a well-appointed kitchen with its own outlook toward the city and Bay. In-unit laundry adds everyday convenience, while deeded garage parking and storage located near the…
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.
✅ Positives
- Low HOA (0.7%/yr)
- Newer build (2015)
⚠️ Cons
- 22% above model fair value
- HOA $795/mo
- Ground floor
🚩 Red flags
Price history (this unit)
- —
Description
Modern, polished, and classic. Millwheel North Residence 104 is a beautifully designed two-bedroom, two-bath home tucked into one of the neighborhood's most desirable enclaves, just moments from the Minnesota Street Project and surrounded by the creativity, culture and energy that make Dogpatch one of San Francisco's most distinctive and vibrant neighborhoods. Welcome home to a generous living and dining space with abundant natural light and an easy sense of flow. A gas fireplace anchors the room with warmth and creates a natural focal point, while the open kitchen keeps everything connected.…
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.
✅ Positives
- Upper floor (fl 3)
- Garage parking
- Low HOA (0.6%/yr)
- Newer build (2012)
⚠️ Cons
- 23% above model fair value
- HOA $645/mo
🚩 Red flags
- Only 2 photos — verify condition
Price history (this unit)
- Sep 17, 2026 — Listed $1,399,000
Description
Experience the vibrant energy of Dogpatch in this expansive, top-floor residence, showcasing sweeping Bay views. This sophisticated 2-bedroom condo seamlessly blends an elegant, light-filled interior with a thoughtful layout. The chef's kitchen is a beautifully designed culinary space, complete with stainless steel appliances, a vented gas stove, quartz countertops, and a breakfast bar that opens to the living and dining rooms with wide-plank oak floors and a cozy gas fireplace. 2 enormous bedrooms overlook the expansive landscaped interior commons for this HOA community. The 3rd bath has…
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.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.2%/yr)
⚠️ Cons
- 20% above model fair value
- Ground floor
🚩 Red flags
Price history (this unit)
- Oct 9, 2026 — Listed $1,595,000
- Aug 2, 2021 — Sold (MLS) $1,495,000
- Aug 2, 2021 — Sold (Public Records) $1,495,000
- Jun 25, 2021 — Listed $1,495,000
- Dec 3, 1996 — Sold (MLS) $357,500
- Oct 17, 1996 — Listed $359,000
Description
Located in a boutique three unit building, this light-filled condominium with southeast exposure features two bedrooms, two bathrooms, and a private two-car garage with internal access. High ceilings, new hardwood floors, and fresh paint set the stage for an inviting, open living space. The kitchen features new Samsung appliances, new countertops, and a new sink, opening to a living room anchored by a fireplace and a bay-window dining alcove with neighborhood views. The generous primary suite offers a walk-in closet and an updated ensuite bathroom. The second bedroom offers ample closet…
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.
✅ Positives
- Upper floor (fl 4)
- In-unit W/D
- Garage parking
- Low HOA (0.9%/yr)
⚠️ Cons
- 22% above model fair value
- HOA $881/mo
🚩 Red flags
- Listed BELOW its 2023 sale ($1239k) → value eroding
Price history (this unit)
- Oct 2, 2026 — Listed $1,195,000
- Jan 27, 2023 — Sold (MLS) $1,239,000
- Jan 27, 2023 — Sold (Public Records) $1,239,000
- Dec 6, 2022 — Listed $1,239,000
Description
Set within Arterra in the heart of Mission Bay, this bright corner 2BR/2BA condominium offers spectacular Mission Creek views and an exceptional combination of light, space, and convenience. Offering approx. 1,027 sq. ft. per tax records, the home features an open floor plan, expansive floor-to-ceiling windows, a private balcony, newly installed wood flooring throughout the main living areas, in-unit laundry, one-car parking, and dedicated storage. The spacious living and dining area takes full advantage of the corner orientation, with walls of windows framing sweeping Mission Creek and…
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.
✅ Positives
- Upper floor (fl 6)
- Garage parking
- Low HOA (0.9%/yr)
⚠️ Cons
- 21% above model fair value
- HOA $1361/mo
- Older building (1937)
🚩 Red flags
- Very high HOA $1361/mo (full-service high-rise)
Price history (this unit)
- Sep 8, 2026 — Listed $1,900,000
- Aug 11, 2023 — Rental Removed $8,000
- Jul 20, 2023 — Price Changed $8,000
- Aug 18, 2009 — Sold (MLS) $1,275,000
- Aug 18, 2009 — Sold (Public Records) $1,275,000
- May 6, 2009 — Price Changed $1,295,000
Description
Unit 609 at the Embarcadero Lofts offers a distinctive opportunity to own a two-level loft residence in the iconic vintage conversion building at 300 Beale Street. Approximately 1,820 sq. ft. of interior space is complemented by an approximately 317 sq. ft. exclusive-use terrace, creating an exceptional indoor-outdoor setting in the heart of the city. The main level features a spacious, open layout with a contemporary kitchen and expansive glass doors opening directly to the private terrace. Surrounded by San Francisco's striking downtown architecture, the outdoor space provides a dramatic…
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.
✅ Positives
- Upper floor (fl 4)
- In-unit W/D
- Garage parking
- Low HOA (0.6%/yr)
⚠️ Cons
- 24% above model fair value
- HOA $607/mo
🚩 Red flags
- Listed BELOW its 2019 sale ($1360k) → value eroding
Price history (this unit)
- Oct 9, 2026 — Listed $1,259,000
- Jun 26, 2019 — Sold (MLS) $1,360,000
- Jun 26, 2019 — Sold (Public Records) $1,360,000
- Jun 7, 2019 — Listed $1,229,000
- Oct 19, 2015 — Sold (Public Records) $1,095,000
- Oct 19, 2015 — Sold (Public Records) $1,095,000
Description
Impressive and impeccably maintained two-bedroom, two-bath flat with inviting living space, inspirational outdoor space, indulgent natural light, located on the border of two incomparable neighborhoods: Civic Center and Hayes Valley! This modern home opens to a formal entryway leading to the ideal and highly desirable open-living/dining area complimented with the perfect floor plan where the two spacious bedrooms are perfectly positioned for privacy. The heart of the home is the gourmet eat-in kitchen that overlooks the living/dining area, flanked by floor to ceiling windows with sun filled…
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.
✅ Positives
- On market 51 days → some leverage
- Garage parking
- Low HOA (0.8%/yr)
⚠️ Cons
- 21% above model fair value
- HOA $1121/mo
🚩 Red flags
- Very high HOA $1121/mo (full-service high-rise)
Price history (this unit)
- Apr 28, 2022 — Sold (MLS) $1,540,000
- Apr 27, 2022 — Sold (Public Records) $1,540,000
- Apr 25, 2022 — Listed $1,525,000
- Mar 1, 2017 — Sold (MLS) $1,465,000
- Mar 1, 2017 — Sold (Public Records) $1,465,000
- Jan 10, 2017 — Listed $1,495,000
Description
Don't miss this one-of-a-kind opportunity! Enjoy the best of both worlds: a serene sanctuary in the heart of it all. Experience loft-style living in this fabulous corner residence overlooking the lush, landscaped gardens of 200 Brannan. One of only four garden-facing units in the building, Loft 205 features two dramatic 17-foot floor-to-ceiling walls of windows that fill the home with natural light. Approximately 1,500 sq ft of living space, this unique home combines the open feel of a loft with the privacy of two enclosed bedrooms, plus a separate flex space and two full bathrooms. The lower…
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.
✅ Positives
- Upper floor (fl 12)
- Garage parking
⚠️ Cons
- 22% above model fair value
- HOA $2040/mo
🚩 Red flags
- Very high HOA $2040/mo (full-service high-rise)
Price history (this unit)
- Oct 1, 2026 — Listed $1,500,000
- Jan 20, 2026 — Rental Removed $6,850
- Dec 28, 2025 — Price Changed $6,850
- Dec 23, 2024 — Sold (MLS) $1,310,000
- Sep 5, 2024 — Listed $1,348,000
- Mar 25, 1998 — Sold (MLS) $586,000
Description
Welcome home to this beautiful and bright two bedroom, two bath view condominium on the 12th floor of the Post International. Centrally located on Cathedral Hill, this contemporary home features a spacious living room, dining area, contemporary kitchen, two bedrooms, and two bathrooms. The large bedrooms are located at opposite ends of the unit, offering privacy for the occupants. The primary bedroom has a very generously sized ensuite bathroom with double sinks, a large stall shower, a tub, and storage for towels and other necessities. The additional bedroom is currently configured as an…
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.
✅ Positives
- On market 81 days → some leverage
- Garage parking
- Low HOA (0.4%/yr)
⚠️ Cons
- 48% above model fair value
- Older building (1921)
🚩 Red flags
Price history (this unit)
- Jul 22, 2026 — Listed $1,400,000
- Jul 22, 2026 — Listed $1,400,000
- Nov 2, 2021 — Sold (Public Records) $1,375,000
- May 2, 2017 — Sold (Public Records) $1,080,000
Description
This beautifully renovated 2-bedroom, 2-bath condominium in Presidio Terrace offers timeless San Francisco charm and modern sophistication. Nestled within an intimate four-unit building, this thoughtfully redesigned residence features an open-concept floor plan with high-end finishes throughout. The gourmet kitchen showcases professional-grade appliances, including a Bosch gas range, microwave, dishwasher refrigerator with wine drawer, Bertazzoni insert hood. Additional highlights include refinished hardwood floors, smooth-finish walls, LED recessed lighting the living areas, a full-size LG…
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.
✅ Positives
- Upper floor (fl 4)
- Low HOA (0.8%/yr)
- Newer build (2007)
⚠️ Cons
- 27% above model fair value
- HOA $800/mo
🚩 Red flags
- Listed BELOW its 2019 sale ($1200k) → value eroding
Price history (this unit)
- Oct 1, 2026 — Listed $1,149,000
- Dec 30, 2019 — Sold (Public Records) $1,200,000
Description
Welcome to a sophisticated and thoughtfully designed 2BD/2BA residence at The Potrero, offering effortless city living with a wonderful blend of indoor and outdoor space. A rare private patio spans the width of the home, creating an inviting extension of the living space near the building's beautifully landscaped courtyard. The open-concept layout is ideal for both everyday living and entertaining, with well-appointed finishes throughout. The contemporary kitchen features stainless steel appliances and a walk-in pantry and flows effortlessly into the living and dining areas. Additional…
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.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.8%/yr)
⚠️ Cons
- 26% above model fair value
- HOA $1467/mo
- Older building (1917)
🚩 Red flags
- Very high HOA $1467/mo (full-service high-rise)
- Live/work loft — workspace-heavy sqft and a thinner buyer pool inflate the apparent discount vs regular condo comps
Price history (this unit)
- Sep 23, 2026 — Listed $2,195,000
- Mar 2, 2005 — Sold (MLS) $1,050,000
- Mar 2, 2005 — Sold (Public Records) $1,050,000
- Jan 20, 2005 — Listed $899,000
Description
Set within a rare brick-and-timber loft conversion-originally built as a printing plant in 1917-this extraordinary residence combines dramatic industrial architecture with sophisticated city living. 17-foot ceilings, massive old-growth redwood columns and exposed beams, and a wall of industrial windows give the home remarkable scale, warmth, and character. Gutted and completely reimagined in 2006, the 2,063-square-foot +/-, 2-bed, 2-bath, 2-level residence was transformed by Bay Area luxury builder Moroso Construction. The loft features an enormous great room w/ expansive living, dining, and…
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.
✅ Positives
- Low HOA (0.2%/yr)
⚠️ Cons
- 47% above model fair value
- Older building (1909)
🚩 Red flags
Price history (this unit)
- —
Description
Perched on the top floor of a handsome Edwardian, The Broderick House at 39 Broderick blends timeless San Francisco character with thoughtful modern updates. Tucked away on a quiet residential block just above the Divisadero corridor, it offers the rare combination of peaceful living with some of the city's best neighborhood amenities just moments away. This two-bedroom, two-bath home enjoys natural light, with skylights illuminating the kitchen and beautiful period details throughout. Gleaming hardwood floors, two fireplace inserts, an updated kitchen and baths, street-facing Marvin windows,…
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.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (1.1%/yr)
⚠️ Cons
- 31% above model fair value
- HOA $2373/mo
- Ground floor
🚩 Red flags
- Very high HOA $2373/mo (full-service high-rise)
Price history (this unit)
- Sep 11, 2026 — Listed $2,495,000
Description
This brand new Row Home lives like a single family home! The Residences at Yerba Buena Island offer a rare opportunity to enjoy tranquil island living with effortless access to Downtown San Francisco. Flooded with natural light, this stunning corner home features two bedrooms, two-and-a-half bathrooms, and a loft ideal for a home office. The living room boasts soaring double height ceilings. Enjoy tranquil water views to the south and views of the palm lined Piazza and bay to the north. Row Homes offer a private garage, 3-levels of living space w/ a ground floor private patio. Ceiling heights…
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.
✅ Positives
- Newer build (2014)
⚠️ Cons
- 79% above model fair value
- Ground floor
🚩 Red flags
Price history (this unit)
- —
Description
Residence 5D at The Amero: a luxury, two-bedroom plus office and two-and-a-half-bathroom condominium. Located on a higher floor in a boutique 27-residence building in Cow Hollow this home frames views of the Golden Gate Bridge and the Palace of Fine Arts through corner of floor-to-ceiling windows. The home spans 1,811 sq ft across two levels, with a light-filled main floor for living and entertaining and a private lower level for rest and relaxation. The main level centers on an expansive living/dining room wrapped in oversized windows, finished with wide-plank oak floors and gallery track…
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.
✅ Positives
- Upper floor (fl 3)
- Garage parking
- Low HOA (0.7%/yr)
⚠️ Cons
- 29% above model fair value
- HOA $757/mo
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- Oct 1, 2026 — Listed $1,248,000
- May 22, 2018 — Sold (MLS) $1,100,000
- Apr 17, 2018 — Listed $1,100,000
- Oct 1, 2003 — Sold (MLS) $441,500
- Jul 10, 2003 — Listed $439,000
Description
Spectacular Two-Level End-Unit Loft with Downtown and Bay Views Soaring ceilings, abundant natural light, and sweeping views make this two-level end-unit loft a standout in the heart of Dogpatch. Expansive windows frame the San Francisco skyline, Salesforce Tower, the Bay Bridge, and the city lights after dark, while the end-unit position offers a welcome sense of privacy. The open living and dining area provides an inviting setting for everyday life and entertaining, with direct access to a private balcony. A bedroom and full bath on the main level offer flexibility for guests, a home…
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.
✅ Positives
- Garage parking
- Low HOA (1%/yr)
⚠️ Cons
- 29% above model fair value
- HOA $1113/mo
🚩 Red flags
- Very high HOA $1113/mo (full-service high-rise)
Price history (this unit)
- Sep 8, 2026 — Listed $1,425,000
- Sep 10, 2019 — Sold (MLS) $1,328,000
- Sep 10, 2019 — Sold (Public Records) $1,328,000
- Aug 2, 2019 — Listed $1,239,000
- Apr 26, 2016 — Sold (MLS) $1,160,000
- Apr 26, 2016 — Sold (Public Records) $1,160,000
Description
Welcome to the sunny North Slope of Potrero Hill, just steps from the vibrant 18th Street corridor with fantastic restaurants, cafes and COMMUNITY. Location, Space, Light, Layout, Parking, Laundry and more. Moments to Mission Bay, Dogpatch, and the Mission District. Perfectly positioned in one of San Francisco's most desirable neighborhoods. This exceptional residence offers the ideal blend of sophisticated design, indoor-outdoor living, and unbeatable convenience. Designed by award-winning David Baker Architects and built in 1995, this remodeled 2 bed, 2 Full bath +office, loft-style condo…
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.
✅ Positives
- Garage parking
- Low HOA (0.3%/yr)
⚠️ Cons
- 29% above model fair value
- Older building (1900)
🚩 Red flags
Price history (this unit)
- Oct 8, 2026 — Listed $1,595,000
- Feb 18, 2021 — Sold (MLS) $1,505,000
- Jan 8, 2021 — Listed $1,395,000
- May 18, 2016 — Sold (MLS) $1,280,000
- May 18, 2016 — Sold (Public Records) $1,280,000
- Apr 1, 2016 — Listed $1,295,000
Description
A perfect balance of San Francisco charm and modern design. This full floor condominium is ideally located in the heart of Noe Valley, just steps from the restaurants and shops of 24th Street, including The Noe Valley Farmers Market. This two-bedroom, two-bath home with an office alcove features high ceilings, hardwood floors, and tall windows that flood the home with natural light throughout. A spacious living room opens to the the eat-in chef's kitchen, creating a wonderful flow for everyday living and entertaining. The kitchen features custom cabinetry, stainless steel appliances, and…
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.
✅ Positives
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
- Low HOA (0.8%/yr)
⚠️ Cons
- 32% above model fair value
- HOA $890/mo
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- Oct 2, 2026 — Listed $1,380,000
- Jun 20, 2019 — Sold (MLS) $1,400,000
- Jun 20, 2019 — Listed $1,400,000
- Jun 20, 2019 — Sold (Public Records) $1,400,000
Description
Sophisticated city living awaits at 1260 Minnesota Street #302, a beautifully appointed top floor light filled two-bedroom, two-bath condominium in the desirable Millwheel North community, ideally situated at the intersection of Dogpatch and Potrero Hill. Designed for both comfort and style, this inviting residence starts with unique city views that features a spacious, well-proportioned floor plan with generous living areas, and a well-appointed kitchen featuring stainless-steel appliances and a striking centerpiece island overlooking the living and dining areas. The open layout creates an…
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.
✅ Positives
- On market 79 days → some leverage
- Garage parking
- Low HOA (0.3%/yr)
⚠️ Cons
- 50% above model fair value
- Older building (1955)
🚩 Red flags
- Listed BELOW its 2000 sale ($1700k) → value eroding
Price history (this unit)
- Sep 12, 2026 — Price Changed $1,495,000
- Jul 24, 2026 — Listed $1,595,000
- Aug 10, 2000 — Sold (MLS) $1,700,000
- Jul 10, 2000 — Listed $999,000
Description
Welcome to this beautifully renovated condominium in the heart of iconic Telegraph Hill. Newly converted from a two-unit Tenancy-in-Common (TIC) into a condominium, this exceptional residence combines classic San Francisco character with sophisticated, modern upgrades. Thoughtfully redesigned with high-quality finishes throughout, the home offers approximately 1,099 square feet of stylish living space featuring an open-concept floor plan, a designer kitchen with premium appliances, custom cabinetry, elegant stone countertops, and beautifully remodeled bathrooms. Large windows fill the home…
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.
✅ Positives
- On market 70 days → some leverage
- Garage parking
- Low HOA (1.2%/yr)
- Newer build (2006)
⚠️ Cons
- 45% above model fair value
- HOA $1532/mo
- Ground floor
🚩 Red flags
- Very high HOA $1532/mo (full-service high-rise)
Price history (this unit)
- Jul 21, 2026 — Listed $1,650,000
Description
Welcome to 15H at the Watermark, a stunning, light-filled 15th floor condo with dead on water views. Built in 2006 in a timeless modern style, the property is on the highly desireable south corner, with windows on both sides and fantastic city, waterfront and/or water views from every window. The floor plan is maximized by an open living-dining-kitchen layout, with black granite counters, stainless appliances and gas range. The primary suite has water views and esuite marble bath with soaking tub, walk-in shower and double vanity sinks. A generous guest bedroom has city views and a home…
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.
✅ Positives
- On market 65 days → some leverage
- Upper floor (fl 44)
- Low HOA (1.2%/yr)
- Newer build (2019)
⚠️ Cons
- 110% above model fair value
- HOA $2274/mo
🚩 Red flags
- Very high HOA $2274/mo (full-service high-rise)
Price history (this unit)
- Aug 7, 2026 — Listed $2,298,000
Description
Experience sophisticated living at Avery, South Beach's premier luxury condominium. This stunning 2-bedroom residence offers stunning water and bay bridge views through dramatic floor-to-ceiling windows. Designed for both comfort and style, the open-concept floor plan features a chef-inspired kitchen and a spacious primary suite with a spa-like bath, dual vanities, and elegant marble finishes. Spanning 2,053 sq. ft. , the home is complemented by exceptional amenities, including 24/7 concierge, valet parking, a state-of-the-art fitness center, lap pool, and resident lounges. Ideally situated…
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.
✅ Positives
- On market 60 days → some leverage
- In-unit W/D
- Low HOA (1.3%/yr)
⚠️ Cons
- 124% above model fair value
- HOA $5432/mo
- Older building (1914)
🚩 Red flags
- Very high HOA $5432/mo (full-service high-rise)
Price history (this unit)
- Aug 12, 2026 — Listed $5,200,000
- Nov 24, 2010 — Sold (MLS) $3,500,000
- Nov 24, 2010 — Sold (Public Records) $3,500,000
- Nov 5, 2010 — Listed $3,500,000
- Jun 30, 2006 — Sold (Public Records) $2,972,500
- Jul 31, 1998 — Sold (MLS) $3,250,000
Description
Built in 1914 in the grand Haussmann style by renowned architect Houghton Sawyer, 1001 California Street is one of San Francisco's most iconic residential buildings. This blush-hued Beaux-Arts landmark combines timeless architectural elegance with the convenience and service of a premier Nob Hill address. Occupying the highest full-floor residence in the building, Residence 7 offers a remarkable blend of scale, character, and sophistication. A dramatic living room with soaring ceilings is crowned by a magnificent curved stained-glass skylight, creating a truly unforgettable centerpiece.…
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.
✅ Positives
- In-unit W/D
⚠️ Cons
- 35% above model fair value
- HOA $1948/mo
- Ground floor
🚩 Red flags
- Very high HOA $1948/mo (full-service high-rise)
Price history (this unit)
- Oct 1, 2026 — Listed $1,495,000
- Jun 25, 2024 — Rental Removed $5,500
- Jun 11, 2024 — Listed for Rent $5,500
- Oct 30, 2017 — Sold (MLS) $1,420,000
- Oct 30, 2017 — Sold (Public Records) $1,420,000
- Sep 8, 2017 — Listed $1,395,000
Description
1438 Green Street 5A is a modern corner-unit condominium in an A+ location with beautiful south-facing outlooks and incredible natural sunlight. This 2 bedroom 2 bathroom condo features large double-pane windows with partial city views, wood floors, a beautiful kitchen with stainless steel appliances that opens to a spacious dining and living room, a large primary suite with 3 closets (including a walk-in) and a gracious dual-vanity ensuite bathroom, a sizable 2nd bedroom with another walk-in closet, and another full bathroom with tub off the hallway. Other in-unit amenities include a formal…
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.
✅ Positives
- Brand-new listing
- Low HOA (0.4%/yr)
⚠️ Cons
- 40% above model fair value
- Older building (1940)
- Only 1 bath
🚩 Red flags
Price history (this unit)
- —
Description
Perched on the top floor of an intimate two-unit building, this light-filled, full-floor condominium pairs classic San Francisco character with tasteful modern updates in one of the city's most sought-after and convenient neighborhoods. A graceful staircase with a wrought-iron balustrade rises to a welcoming landing with gleaming basketweave parquet floors. The spacious living room is bathed in light from a wide bay window, with a corner fireplace, carved mantel, crown molding, and brass sconces adding period warmth. A wide cased opening connects to the formal dining room, where French door…
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.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.2%/yr)
⚠️ Cons
- 42% above model fair value
- Ground floor
🚩 Red flags
Price history (this unit)
- Oct 3, 2026 — Listed $1,695,000
- Jan 19, 2017 — Sold (Public Records) $1,466,067
- Jan 18, 2017 — Sold (MLS) $1,466,000
- Oct 5, 2016 — Listed $1,325,000
- Jan 12, 2000 — Sold (MLS) $540,000
- Oct 14, 1999 — Listed $535,000
Description
Just half a block from Dolores Park, this spacious 2BD/2BA condo offers approximately 1,250 sq. ft. of living space in one of San Francisco's most coveted locations. Tall ceilings, freshly refinished maple engineered wood floors, a cozy gas fireplace and an open floor plan create a warm, inviting home made for entertaining. The generous kitchen features granite countertops, stainless-steel appliances and a large center island, flowing seamlessly into the dining and living areas. A sliding glass door opens directly onto a brand-new tiled front deckperfect for morning coffee, a glass of wine,…
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.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (1.3%/yr)
⚠️ Cons
- 64% above model fair value
- HOA $1780/mo
- Ground floor
🚩 Red flags
- Very high HOA $1780/mo (full-service high-rise)
Price history (this unit)
- Sep 4, 2026 — Listed $1,700,000
- Jul 11, 2025 — Rental Removed $7,250
- Jul 3, 2025 — Price Changed $7,250
- Jun 25, 2025 — Price Changed $7,500
- Jun 12, 2025 — Price Changed $8,000
- Jun 8, 2025 — Listed for Rent $8,500
Description
Top-floor penthouse at The Brannan with sparkling Bay views and a private terrace. This beautifully appointed two-bedroom, two-bath condominium features a bright, open living and dining area framed by dramatic water and city views, with direct access to the private terrace and a sleek, well-equipped kitchen. The primary suite offers built-in shelving, a spacious ensuite bath, and terrace access, while the guest bedroom features a Murphy bed for flexibility. Additional amenities include a second full bath, in-unit laundry, central air conditioning, two secure parking spaces, and storage.…
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.
✅ Positives
- Low HOA (0.6%/yr)
- Newer build (2017)
⚠️ Cons
- 48% above model fair value
- HOA $925/mo
- Photos look dim — verify light in person
🚩 Red flags
- Only 1 photo — verify condition
Price history (this unit)
- —
Description
476 Linden is a striking contemporary statement by the renowned Stephen Phillips Architecture. Spread across two thoughtfully designed levels, this residence offers a sophisticated urban sanctuary where sharp, modern lines define the space. The interior flows effortlessly, featuring all the bells and whistles of contemporary livingfrom the cozy glow of the gas fireplace to the consistent comfort of radiant heating throughout. The true showstopper is the massive, exclusive roof deck. Spanning nearly the entire footprint of the building, this expansive outdoor oasis is a rare find, perfectly…
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.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.8%/yr)
- Newer build (2007)
⚠️ Cons
- 38% above model fair value
- HOA $1174/mo
- Ground floor
🚩 Red flags
- Very high HOA $1174/mo (full-service high-rise)
Price history (this unit)
- Dec 13, 2018 — Sold (MLS) $1,602,500
- Dec 13, 2018 — Sold (Public Records) $1,602,500
- Nov 6, 2018 — Price Changed $1,595,000
- Oct 26, 2018 — Listed $1,699,000
- Aug 15, 2008 — Sold (MLS) $987,500
- Jul 2, 2008 — Listed $1,049,900
Description
Welcome to this well-appointed 2-story, WATERFRONT home at Park Terrace in vibrant Mission Bay! Situated on the tree-lined promenade along a water channel with charming houseboats, this home offers generous space and all the comfort of a modern lifestyle. Amazing natural light, open layout, flow, ceiling to floor windows, outdoor patio and balcony are highlights of this home. Two ensuites are located upstairs. Laundry and guest bath are on the main level. This unit has a direct access to secured garage parking with a deeded space on the same level. It comes with a rarely available large…
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.
✅ Positives
- Low HOA (1.3%/yr)
- Newer build (2014)
⚠️ Cons
- 49% above model fair value
- HOA $1981/mo
- Ground floor
🚩 Red flags
- Very high HOA $1981/mo (full-service high-rise)
Price history (this unit)
- —
Description
Perched on the northwest corner of the 18th floor at The Harrison, this sophisticated two-bedroom, two-bath residence showcases floor-to-ceiling windows framed by captivating views of the iconic San Francisco downtown skyline and vibrant city lights. Graced with interiors designed by world-renowned interior designer Ken Fulk, the home blends classic elegance and modern luxury. Rich diagonal-planked Siberian oak flooring leads you into an open-concept living space flooded with natural light. The gourmet chef's kitchen features polished Carrara marble countertops, custom Studio Becker Ash…
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.
✅ Positives
- Garage parking
- Low HOA (0.3%/yr)
⚠️ Cons
- 40% above model fair value
- Older building (1925)
- Only 1 bath
🚩 Red flags
Price history (this unit)
- Sep 7, 2026 — Listed $1,649,000
- Feb 26, 2020 — Sold (MLS) $1,769,000
- Jan 30, 2020 — Listed $1,425,000
Description
Welcome home to this beautifully remodeled, light and airy top-floor Edwardian condominium, where timeless San Francisco architecture meets thoughtful modern design. Spanning over 1,400 square feet, this two-bedroom home offers a wonderful sense of scale, abundant natural light, gorgeous hardwood floors, designer lighting and beautiful architectural details throughout. The expansive living room flows seamlessly into a generous dining area, creating the perfect setting for both everyday living and entertaining. At the heart of the home, a beautifully appointed kitchen features custom…
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.
✅ Positives
- Low HOA (1%/yr)
- Newer build (2020)
⚠️ Cons
- 46% above model fair value
- HOA $1572/mo
- Ground floor
🚩 Red flags
- Very high HOA $1572/mo (full-service high-rise)
Price history (this unit)
- —
Description
Perched on the 11th-floor northwest corner of MIRA, this exceptional residence offers breathtaking city and Bay views and one of the building's largest two-bedroom floor plans. Thoughtfully designed, the home features sophisticated custom finishes, premium white-oak flooring, designer lighting, central air conditioning and heating, and a private balcony overlooking the city and Bay. The flooring is finished in elite-grade white oak with a wire-brushed texture and an ultra-matte finish. Custom Graber window treatments include Tri-Light shades in the bedrooms and cellular light-filtering shades…
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.
✅ Positives
- Upper floor (fl 7)
- In-unit W/D
- Low HOA (1%/yr)
- Newer build (2016)
⚠️ Cons
- 54% above model fair value
- HOA $1696/mo
🚩 Red flags
- Very high HOA $1696/mo (full-service high-rise)
Price history (this unit)
- Oct 9, 2026 — Listed $1,998,000
- Sep 1, 2020 — Sold (MLS) $1,772,500
- Sep 1, 2020 — Sold (Public Records) $1,772,500
- Aug 16, 2020 — Listed $1,795,000
Description
Welcome to sophisticated city living in this stunning 2-bedroom, 2-bath prime corner unit at the Arden. The grand, open floor plan features a spacious living room with custom cabinetry, framed by two walls of floor-to-ceiling windows showcasing panoramic views of Twin Peaks, Mission Creek and its charming houseboats, Oracle Park, the Bay Bridge, and the city skyline. An expansive balcony off the main entertaining area is perfect for gatherings or simply enjoying golden sunsets. The spacious dining area flows seamlessly into the chef's kitchen. At the heart of the kitchen, an oversized center…
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.
✅ Positives
- Upper floor (fl 3)
- Garage parking
- Low HOA (1.1%/yr)
- Newer build (2014)
⚠️ Cons
- 92% above model fair value
- HOA $1982/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1982/mo (full-service high-rise)
Price history (this unit)
- Sep 16, 2026 — Listed $2,198,000
- Sep 16, 2026 — Listed $2,198,000
- Aug 30, 2021 — Sold (Public Records) $2,020,000
Description
Rare Former Model Residence at The Harrison! Experience elevated San Francisco living from this exceptional 2-bedroom, 2-bath residence on the 32nd floor of The Harrison. Originally selected as one of the developer's showcase model homes, Residence 32B was designed to capture the sophisticated, design-forward lifestyle that defines this iconic luxury tower. Floor-to-ceiling windows frame dramatic San Francisco city and bay views, filling the home with natural light and creating a stunning backdrop from both the living spaces and bedrooms. The thoughtfully designed interior features The…
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.
✅ Positives
- Upper floor (fl 4)
- Garage parking
- Low HOA (0.4%/yr)
- Newer build (2015)
⚠️ Cons
- 97% above model fair value
- HOA $707/mo
- Photos look dim — verify light in person
🚩 Red flags
- Only 1 photo — verify condition
Price history (this unit)
- Oct 4, 2026 — Listed $2,249,000
Description
Unit 406 Carolina St. is a fabulous penthouse unit with amazing downtown and Jackson Park views. The formal entry leads into an open plan with vaulted ceiling, a professional kitchen with a large island. The kitchen contains built-in European appliances, quartz countertops and gas cooktop with vented hood. Throughout the penthouse you will see European oak floors, radiant heat, custom closet & spa inspired en-suite baths with large shower, soaking tub and dual vanities. Washer/Dryer, CAT6 internal wiring, security system, direct TV hook-ups and hi-speed internet are all provided. The roof…
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.
✅ Positives
- Low HOA (0.6%/yr)
- Newer build (2012)
⚠️ Cons
- 52% above model fair value
- HOA $1180/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1180/mo (full-service high-rise)
Price history (this unit)
- Oct 3, 2026 — Listed $2,295,000
- Feb 12, 2013 — Sold (MLS) $1,749,000
- Feb 12, 2013 — Sold (Public Records) $1,749,000
- Nov 14, 2012 — Listed $1,749,000
Description
Rare South Beach Modern Getaway! This unique residence combines privacy, sophisticated interiors, and two exclusive-use patios with private elevator access. Welcome to 750 2nd Street, #201. This unique urban residence provides direct elevator access to a welcoming vestibule greeted by one of the two patios. Thoughtfully designed for comfort, privacy, and functionality, this generous retreat features two ensuite bedrooms and a powder room, resulting in a seamless connection between sophisticated interiors and inviting outdoor spaces. The formal entry introduces an enviable chef's kitchen that…
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.
✅ Positives
- Upper floor (fl 3)
- Low HOA (1%/yr)
- Newer build (2014)
⚠️ Cons
- 98% above model fair value
- HOA $1959/mo
🚩 Red flags
- Back on market — this unit was off the market and was relisted Oct 9
- Very high HOA $1959/mo (full-service high-rise)
- Listed BELOW its 2018 sale ($2650k) → value eroding
Price history (this unit)
- Oct 9, 2026 — Listed $2,298,000
- Apr 30, 2018 — Sold (Public Records) $2,650,000
Description
Very rare corner unit residence ! The Bay Bridge takes center stage at Residence 34E, a two-bedroom, two-bath corner home at The Harrison. Set high above Rincon Hill, this approximately 1,270-square-foot residence pairs sweeping Bay and bridge views with the comfort and sophistication of one of San Francisco's signature luxury addresses. Floor-to-ceiling windows draw the waterfront into the home, creating a luminous backdrop for everyday living and memorable evenings with friends. The corner setting brings an exceptional sense of openness, with generous living and dining spaces that keep the…
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.
✅ Positives
- Upper floor (fl 4)
- Low HOA (0.5%/yr)
⚠️ Cons
- 46% above model fair value
- HOA $1005/mo
- Older building (1928)
🚩 Red flags
- Very high HOA $1005/mo (full-service high-rise)
Price history (this unit)
- Sep 10, 2026 — Listed $2,390,000
- Apr 19, 2019 — Sold (Public Records) $2,000,000
- Apr 5, 2019 — Sold (MLS) $2,000,000
- Apr 5, 2019 — Sold (Public Records) $2,000,000
- Feb 28, 2019 — Listed $1,895,000
- Mar 2, 2005 — Sold (Public Records) $1,040,000
Description
A truly one-of-a-kind tri-level corner penthouse loft offering approximately 1,940 sq. ft. of dramatic interior living space plus an extraordinary 1,000+ sq. ft. two-level private roof deck. Soaring double-height ceilings, oversized windows, and multiple entertaining spaces frame striking San Francisco skyline views from nearly every level. The main level is anchored by a spectacular double-height living and dining room surrounded by oversized windows, creating a dramatic backdrop of the city skyline. A remodeled kitchen and full bathroom complete this level. A sculptural spiral staircase…
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.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.4%/yr)
⚠️ Cons
- 61% above model fair value
- HOA $777/mo
- Older building (1922)
🚩 Red flags
- FLIP: bought $1650k 2026, relisted +51%
Price history (this unit)
- Oct 1, 2026 — Listed $2,495,000
- May 19, 2026 — Sold (Public Records) $1,650,000
Description
Picture your mornings here: sunlight across wide-plank European oak floors and the Bay stretched out beyond the living room windows. This 2-bed, 2-bath Pacific Heights home was thoughtfully remodeled from top to bottom. Its original fireplace and built-in shelving in the living and dining rooms carry decades of character into a fresh, modern space. The kitchen was reimagined with forest-green Shaker cabinets that rise to the ceiling, polished quartz counters, a floor-to-ceiling pantry and all-new appliances. Both bathrooms are brand new. Both bedrooms have new custom built-in closets, and the…
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.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (1.3%/yr)
⚠️ Cons
- 36% above model fair value
- HOA $3142/mo
- Ground floor
🚩 Red flags
- Very high HOA $3142/mo (full-service high-rise)
Price history (this unit)
- Sep 17, 2026 — Listed $2,850,000
- Jan 31, 1996 — Sold (MLS) $660,000
- Jun 9, 1995 — Listed $695,000
Description
Situated in an iconic Nob Hill location across the street from Huntington Park, apartment 102 offers a rare loft-like floor plan. Built in 1989, this modern, 7 story boutique building has 29 units and front door staff from 7am-11pm, 7 days a week. Apartment 102 is massive in scale and has hardwood floors, soaring loft-like ceilings and excellent privacy. The two levels are served by an elevator which opens directly into the unit with a private entry on both levels. On the upper level there are 2 bedrooms, 2 full baths, and the main kitchen. Adjacent to the kitchen is a balcony with a den and…
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.
✅ Positives
- Garage parking
- Low HOA (0.5%/yr)
⚠️ Cons
- 121% above model fair value
- HOA $1487/mo
- Older building (1933)
🚩 Red flags
- Very high HOA $1487/mo (full-service high-rise)
Price history (this unit)
- Aug 30, 2026 — Listed $3,468,000
Description
Never before available one-of-a-kind 2 bedroom 2.5 bath penthouse in an impeccably maintained boutique Art Deco corner property. Perfectly situated in Cow Hollow at the residential edge of the heart of Union Street, this location is well off the Van Ness-Lombard 101 corridor yet steps directly into the North San Francisco urban village of Union Street, Chestnut Street, Pacific Heights, the Presidio, and the Marina. At 1,734 square feet, this home was thoughtfully reimagined and condo-converted from the studs, including bespoke contemporary design and high-end finishes, two ensuite bedrooms, a…
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.
✅ Positives
- Upper floor (fl 22)
- Garage parking
- Low HOA (1%/yr)
- HOA steady in this building (~2.9%/yr over 5yr)
⚠️ Cons
- 174% above model fair value
- HOA $3025/mo
- Older building (1961)
🚩 Red flags
- Very high HOA $3025/mo (full-service high-rise)
Price history (this unit)
- Sep 1, 2026 — Listed $3,495,000
- Aug 27, 2009 — Sold (MLS) $1,235,000
- Jun 22, 2009 — Price Changed $1,325,000
- Apr 28, 2009 — Listed $1,449,000
Description
Highly reimagined apartment on a high floor of the Royal Towers offering dynamic, rolling views spanning the Golden Gate to the downtown skyline. Designed by Sutro Architects and built by Black Mountain to achieve both form AND function, this contemporary aerie atop Russian Hill radiates with natural-patterned millwork, wood floors, and a fireplace mantel of onyx. Entertaining areas showcase two floor-to-ceiling glass walls framing endless city panorama. Sit back while on the terrace to admire the nighttime majesty. Anchored by serene quartzite counters and backsplashes, the custom kitchen…
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.
✅ Positives
- On market 45 days → some leverage
- Newer build (2016)
⚠️ Cons
- 187% above model fair value
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- —
Description
Experience elevated San Francisco living in this sophisticated 2-bedroom, 2-bathroom residence spanning approximately 1,496 square feet on the 26th floor of Lumina at 338 Main Street. Floor-to-ceiling windows frame dramatic views of the Bay Bridge, water, and city skyline, flooding the open-concept living and dining areas with natural light. The chef's kitchen features premium finishes including high-end Gaggenau appliances, Caesarstone quartz countertops, and custom cabinetry, flowing seamlessly into the living space ideal for both everyday living and entertaining. The primary suite offers a…
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.
✅ Positives
- On market 75 days → some leverage
- In-unit W/D
- Newer build (2021)
⚠️ Cons
- 74% above model fair value
- HOA $4805/mo
- Ground floor
🚩 Red flags
- Very high HOA $4805/mo (full-service high-rise)
Price history (this unit)
- Jul 24, 2026 — Listed $3,575,000
Description
With sweeping views of the iconic cityscape, Tower Residence 8B features solid oak floors, Sub-Zero/Wolf/Cove kitchen appliances, marble countertops, and Poggenpohl cabinetry. The residence embodies the finest in San Francisco living enriched and expanded by legendary Four Seasons service. The Four Seasons Private Residences At 706 Mission also features one of the most exclusive private establishments in San Francisco, The Club combines meticulously-crafted, art-filled amenity spaces with bespoke service and curated programs exclusively offered to residents and their guests. The full-floor…
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.
✅ Positives
- Upper floor (fl 4)
- Low HOA (1.2%/yr)
- Newer build (2009)
⚠️ Cons
- 87% above model fair value
- HOA $4023/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $4023/mo (full-service high-rise)
Price history (this unit)
- Sep 16, 2026 — Listed $3,995,000
Description
Perched on the 49th floor, this spectacular residence showcases ultra-contemporary design with two spacious bedrooms plus a library \ office 3rd bedroom, custom upgrades and designer finishes throughout. Soaring ceilings with coved lighting accents and iconic San Francisco views elevate the living experience, offering a serene retreat high above the energy of the Financial District. Floor-to-ceiling windows frame breathtaking vistas spanning the San Francisco Bay to the Pacific Ocean. Spanning over 2,700 square feet, thoughtful upgrades include hardwood flooring throughout, custom…
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.
✅ Positives
- Upper floor (fl 24)
- Low HOA (1%/yr)
- Newer build (2007)
⚠️ Cons
- 163% above model fair value
- HOA $4890/mo
🚩 Red flags
- Very high HOA $4890/mo (full-service high-rise)
Price history (this unit)
- Sep 17, 2026 — Listed $5,950,000
- May 29, 2024 — Rental Removed $22,000
- Apr 23, 2024 — Price Changed $22,000
- Apr 16, 2024 — Listed for Rent $25,000
- Apr 26, 2018 — Sold (MLS) $5,950,000
- Apr 26, 2018 — Sold (Public Records) $5,950,000
Description
Atop the Ritz-Carlton Residences, this rare two-story custom Penthouse delivers 180-degree views spanning sunrise to sunset over San Francisco and the Bay. Nearly two years in design and build under award-winning Joel Sanders Architects (NYC), the approx. 3,030 sq ft (per graphic artist) residence opens to a double-height, double-width Living Room with fireplace and custom built-ins. The Gourmet Kitchen and adjacent Dining Area take in Bay and Mid-Market views, with a Pantry, Wet Bar and Powder Bath completing the entertaining level. A floating walnut-and-glass staircase rises to the Bedroom…
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.
✅ Positives
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
- Low HOA (0.6%/yr)
⚠️ Cons
- 279% above model fair value
- HOA $4517/mo
🚩 Red flags
- Very high HOA $4517/mo (full-service high-rise)
Price history (this unit)
- Sep 8, 2026 — Listed $8,395,000
Description
Bathed in extraordinary light and framed by sweeping panoramic views of the San Francisco Bay, this exquisitely curated St. Regis Residence is a masterclass in elevated urban living. Oversized windows capture cinematic vistas from sunrise to dusk, while refined interiors blend contemporary sophistication with gallery-quality design and an unmistakable sense of warmth. Recently transformed under the guidance of renowned Santa Barbara interior designer Stephan Jones, the approximately 2,800-square-foot, two-bedroom, three and one-half bath residence was reimagined as a serene retreat high above…
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.
✅ Positives
- Upper floor (fl 19)
- In-unit W/D
- Garage parking
- Low HOA (0.5%/yr)
⚠️ Cons
- 474% above model fair value
- HOA $6239/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $6239/mo (full-service high-rise)
Price history (this unit)
- Sep 8, 2026 — Listed $13,950,000
Description
This extraordinary two-bedroom Russian Hill apartment atop one of San Francisco's best buildings features floor-to-ceiling windows offering near-360 degree, day-and-night cinematic views of four bridges & myriad San Francisco landmarks. Designed & built of the finest materials with exquisite attention to detail, the apartment features floating ceilings, walnut floors, & extensive custom millwork throughout. The primary bedroom is a walnut-clad jewel box, with a walk-in closet/dressing room & bath of Calacatta marble. A gallery leads to the ensuite guest bedroom. A large second kitchen…
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.
✅ Positives
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
- Newer build (2005)
⚠️ Cons
- 71% above model fair value
- HOA $3828/mo
🚩 Red flags
- Very high HOA $3828/mo (full-service high-rise)
- Listed BELOW its 2011 sale ($2985k) → value eroding
Price history (this unit)
- Sep 21, 2026 — Listed $2,695,000
- Oct 31, 2011 — Sold (Public Records) $2,985,000
Description
The St. Regis Residences pairs the privacy of home with the service and amenities of one of San Francisco's premier hotels. This expansive two-bedroom, two-and-a-half-bath corner residence offers the building's largest two-bedroom floor plan, approximately 1,792 sq. ft. , along with a private terrace overlooking the city. Floor-to-ceiling glass surrounds the living and dining areas, with sweeping views across the San Francisco skyline, Twin Peaks and Yerba Buena Park. Dark hardwood floors run throughout the principal living spaces. The glass-walled kitchen features Poggenpohl cabinetry,…
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.
✅ Positives
- Bigger than the Sf District 9 norm (1797 vs 1110 sf)
⚠️ Cons
- 46% above model fair value
- HOA $3738/mo
🚩 Red flags
- Very high HOA $3738/mo (full-service high-rise)
Price history (this unit)
- —
Description
Lowest priced two bedroom available in the Four Seasons Residence. Indulge in the epitome of luxury, service, and location at Four Seasons Residence No. 22G. This expansive South West facing home is move-in ready and offers a prestigious lifestyle with breathtaking views of San Francisco's iconic architecture, stunning sunsets to the West and the South bay. Approximately 1797 square feet this corner home features 2 generous bedrooms and 2 spa-like bathrooms. The spacious living and dining area features a wrap-around view complemented by a thoughtfully designed floor plan for maximum comfort…
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.
✅ Positives
- Upper floor (fl 5)
- In-unit W/D
- Garage parking
- Newer build (2018)
⚠️ Cons
- 86% above model fair value
- HOA $4227/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $4227/mo (full-service high-rise)
Price history (this unit)
- Sep 29, 2026 — Listed $2,695,000
- Oct 27, 2020 — Sold (Public Records) $2,150,000
Description
Designed around the skyline, Residence #55C at 181 Fremont pairs panoramic glass-wrapped living spaces with sophisticated contemporary interiors and a two-bedroom-plus-den floor plan built for both connection and retreat. Set on the northwest corner of the tower, this approximately 1,605-square-foot residence unfolds beneath almost 10'' ceilings, with expansive glazing extending through the living room, dining area, kitchen and bedrooms to keep the city and Bay continuously in view. The layout balances openness with intimacy: living and dining spaces flow together along the glass, while an…
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.
✅ Positives
- In-unit W/D
- Newer build (2021)
⚠️ Cons
- 56% above model fair value
- HOA $3687/mo
🚩 Red flags
- Very high HOA $3687/mo (full-service high-rise)
- Listed BELOW its 2024 sale ($1950k) → value eroding
Price history (this unit)
- Sep 11, 2026 — Listed $1,895,000
- Aug 9, 2024 — Sold (Public Records) $1,950,000
Description
Residence 201 at One Steuart Lane is a rare two-bedroom, two-bath home from the building's coveted Terrace Collection, pairing approximately 1,286 square feet of beautifully refined interiors with an expansive 395-square-foot private terrace. A gracious gallery entry, accented by coved lighting and warm European oak floors, leads to an open living, dining, and kitchen space framed by floor-to-ceiling glass. Oversized sliding doors create a seamless connection to the wrap-around terrace, extending the living space outdoors and bringing light and greenery into the heart of the home. The sleek…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- Cheapest of 7 tracked in South Beach
- 74% below model fair value
- In-unit W/D
- Garage parking
⚠️ Cons
- Ground floor
- Photos look dim — verify light in person
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
- Very high HOA $1101/mo (full-service high-rise)
- HOA $1101/mo — 4.3%/yr of the price
Price history (this unit)
- Sep 28, 2026 — Listed $309,624
- Jan 31, 2012 — Sold (Public Records) $206,000
Description
2-bedroom Below Market Rate (BMR) housing opportunity available at 80% Area Median Income (AMI). Maximum income: 2 people=$103,750; 3=$116,700; 4=$129,700; 5=$140,050. Must be A 1st-time homebuyer & income eligible. Unit available through MOHCD & subject to resale controls, monitoring & other restrictions. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing.sfgov.org), starting on the application date, 9/28/2026. Visit https://housing.sfgov.org for application & program info. Application, loan pre- approval & homebuyer education verification due 10/20/2026 at 5:00 PM. Open…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- 44% below model fair value
- Upper floor (fl 3)
- In-unit W/D
- Newer build (2025)
⚠️ Cons
- HOA $589/mo
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
Price history (this unit)
- Aug 26, 2026 — Listed $429,000
Description
Below Market Rate (BMR) ownership homes at 395 6th Street RENOU is the only new construction BMR opportunity in San Francisco, offering a rare path to ownership in a newly built, design-forward residential community. This two-bedroom is located along a quiet residential street, offering a heightened sense of tranquility. The spacious primary bedroom is complemented by a secondary bedroom that works seamlessly for guests, flexible use, or a dedicated home office. A well-balanced layout supports both privacy and adaptability. Paired with an attended lobby and a rooftop terrace above the city,…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- 60% below model fair value
- Upper floor (fl 5)
⚠️ Cons
- HOA $1162/mo
- Photos look dim — verify light in person
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
- Very high HOA $1162/mo (full-service high-rise)
Price history (this unit)
- Sep 28, 2026 — Listed $442,519
- Oct 17, 2013 — Sold (MLS) $250,011
- Oct 17, 2013 — Sold (Public Records) $250,500
- Jun 28, 2013 — Listed $250,011
Description
Light filled 2bd 2bth with deck at the The Beacon. Close to shopping, ballpark, transportation, freeway. Building amenities include pool, spa, gym, dog area, event room, 24 doorperson. Leased parking available. Temporary waivers apply to this unit 20% over posted AMI which would be 120% AMI, Asset test waived, see Dahlia listing for complete waivers list. Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). See waivers for higher qualifying AMI 2-bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- 39% below model fair value
- On market 52 days → some leverage
- In-unit W/D
- Low HOA (1.4%/yr)
⚠️ Cons
- HOA $589/mo
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
Price history (this unit)
- Aug 19, 2026 — Listed $499,000
Description
Developer Special, Priced Below City Guidelines! Below Market Rate (BMR) ownership homes at 395 6th Street. RENOU is the only new construction BMR opportunity in San Francisco, offering a rare path to ownership in a newly built, design-forward residential community. This airy, corner two-bedroom gets incredible natural light throughout the day. The spacious primary bedroom is complemented by a secondary bedroom that works seamlessly for guests, flexible use, or a dedicated home office. A well-balanced split- bedroom layout supports both privacy and adaptability. Paired with an attended lobby…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- 54% below model fair value
- On market 81 days → some leverage
- Upper floor (fl 4)
⚠️ Cons
- HOA $1392/mo
- Photos look dim — verify light in person
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
- Very high HOA $1392/mo (full-service high-rise)
Price history (this unit)
- Jul 22, 2026 — Listed $499,888
- Sep 4, 2019 — Sold (MLS) $409,444
- Apr 4, 2019 — Listed $409,444
Description
2-bedroom 2 bath with parking at the Bridgeview. Premier amenities include: 24/7 doorperson, concierge services, heated outdoor pool and spa, well-equipped gym, roof terrace with BBQ area and Bay Bridge views, and professional on-site management. Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 2 people = $129,700; 3 = $145,900; 4 = $162,100; 5 = $175,050 etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- 45% below model fair value
- Upper floor (fl 45)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $572/mo
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
Price history (this unit)
- Aug 31, 2026 — Listed $500,000
Description
Welcome home to this bright, top-floor two-story condominium in Bayview! This well-designed residence offers a spacious living room with private balcony, an eat-in kitchen with abundant cabinet space, two generously sized bedrooms, 1.5 bathrooms, and in-unit laundry. Enjoy access to community amenities including a fitness center, landscaped courtyard, and playground. Optional leased garage parking ($50/month) and private storage ($30/month) are also available. Conveniently located near the T Third Street Muni line, offering direct service to Chase Center, Oracle Park, SoMa, Union Square, and…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- 53% below model fair value
- Upper floor (fl 8)
- In-unit W/D
- Newer build (2008)
⚠️ Cons
- HOA $1328/mo
- Photos look dim — verify light in person
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
- Very high HOA $1328/mo (full-service high-rise)
Price history (this unit)
- Sep 10, 2026 — Listed $516,163
Description
SOMA Grand modern lifestyle with 24-hour concierge, 24-hour security-monitored parking garage with guest parking available, morning coffee service at lobby, fitness center, outdoor spa/hot tub, club room, community lounge, wellness studio, outdoor terrace with BBQ area and fire pit, landscaped garden and elevator. 2-bedroom/2-bathroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 2 people = $129,700; 3 = $145,900; 4 = $162,100, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and…
This unit is asking far less than comparable sales — so much less that the gap is more likely something we cannot see from the listing than equity you would own: a deed restriction, a TIC or shared-ownership form, a leasehold, or a unit that is not really comparable to the homes it was measured against. A discount that large is usually a reason, not a bargain. We would rather tell you we cannot verify it than sell you a number.
✅ Positives
- 35% below model fair value
- Garage parking
- Low HOA (1.1%/yr)
⚠️ Cons
- HOA $603/mo
- Photos look dim — verify light in person
🚩 Red flags
- Only 1 photo — verify condition
Price history (this unit)
- Sep 25, 2026 — Listed $648,888
- Sep 25, 2026 — Listed $648,888
Description
Located in San Francisco, this 2-bedroom, 2-bathroom home offers approximately 1,200 square feet of living space on a lot of at least 1,200 square feet. The layout includes a kitchen and family room combo, providing a versatile area for daily living. The dining area is integrated into the living room, creating an open and functional space. Heating is electric, and the home does not have a cooling system. Additionally, there is a single garage space for parking or storage. This property is part of the San Francisco Unified elementary school district.
✅ Positives
- In-unit W/D
- Low HOA (0.2%/yr)
⚠️ Cons
- Older building (1900)
- Only 1 bath
🚩 Red flags
Price history (this unit)
- Oct 9, 2026 — Listed $895,000
Description
Charming Noe Valley cottage and single-family alternative! Fully detached and tucked away at the rear of the lot, this sun-drenched condo enjoys peaceful greenbelt views. The main level features two bedrooms and a full bath with shower-over-tub. The eat-in kitchen offers a pantry, dishwasher, gas range, and refrigerator. Step directly onto the private deck, perfect for al fresco dining, or enjoy the adjacent shared courtyard patio for outdoor entertaining. A spacious lower level provides a large bonus room, laundry hookups, storage, and more. Ideally located with fantastic access to the MUNI…
This unit is asking far less than comparable sales — so much less that the gap is more likely something we cannot see from the listing than equity you would own: a deed restriction, a TIC or shared-ownership form, a leasehold, or a unit that is not really comparable to the homes it was measured against. A discount that large is usually a reason, not a bargain. We would rather tell you we cannot verify it than sell you a number.
✅ Positives
- Cheapest of 5 tracked in Sf District 2
- 29% below model fair value
- In-unit W/D
- Low HOA (0.6%/yr)
⚠️ Cons
- Fresh listing — no price leverage yet
🚩 Red flags
Price history (this unit)
- Oct 9, 2026 — Listed $899,000
Description
Spacious and versatile, this Sunset District townhouse style condo offers approximately 1,650 sqft with two bedrooms, two bathrooms, and a generous great room that can serve as an additional sleeping space, home office, or family room. Connected living and dining areas create a welcoming setting for relaxing and entertaining, while the kitchen features a cozy breakfast nook. A balcony provides outdoor space, and the upper-level primary suite offers a private retreat with a walk-in closet and adjoining bathroom. A dedicated laundry room, garage, and additional storage add everyday convenience.…
This unit is asking far less than comparable sales — and its own listing says why: it is a live/work loft, measured against ordinary residential condos. A gap that size is largely the property type, not equity you would own, so we do not publish a market score for it. Check the permitted use and what a lender will do with it before treating the discount as a bargain.
✅ Positives
- 34% below model fair value
- Upper floor (fl 3)
- Low HOA (1%/yr)
⚠️ Cons
- HOA $751/mo
- Photos look dim — verify light in person
🚩 Red flags
- Live/work loft — workspace-heavy sqft and a thinner buyer pool inflate the apparent discount vs regular condo comps
Price history (this unit)
- Jun 12, 2025 — Rental Removed $4,500
- May 29, 2025 — Price Changed $4,500
- May 17, 2025 — Listed for Rent $5,200
- Dec 16, 2024 — Rental Removed $4,300
- Jun 26, 2024 — Listed for Rent $4,300
- Dec 30, 2002 — Sold (Public Records) $515,000
Description
Expansive Three-Level Live/Work Loft with Downtown Views Dramatic architecture, soaring ceilings, and a versatile three-level layout define this distinctive live/work loft. The main level features an expansive open-concept living and dining area with hardwood floors and oversized windows framing downtown skyline views. The sleek eat-in kitchen is appointed with stainless steel appliances, a gas range, and ample cabinetry, creating an inviting and functional setting for everyday living and entertaining. Overlooking the main living area, the upper-level loft bedroom includes a closet, with an…
✅ Positives
- Garage parking
- Low HOA (0.4%/yr)
⚠️ Cons
- Ground floor
- Only 1 bath
🚩 Red flags
- Listed BELOW its 2021 sale ($1250k) → value eroding
Price history (this unit)
- Oct 2, 2026 — Listed $1,195,000
- Dec 23, 2021 — Sold (MLS) $1,250,000
- Dec 23, 2021 — Sold (Public Records) $1,250,000
- Nov 12, 2021 — Listed $999,000
- Dec 30, 2003 — Sold (MLS) $379,000
- Jun 5, 2003 — Listed $379,000
Description
Situated on the border of Hayes Valley and the Lower Haight, this top-floor two-bedroom, one-bath residence puts two of San Francisco's most desirable neighborhoods right outside your door. Bathed in natural light by day and framed by sparkling city views at night, the home captures the effortless character and energy of San Francisco living. Soaring ten-foot ceilings and walls of windows create an airy sense of scale, while classic Victorian details blend seamlessly with thoughtful contemporary updates. The inviting eat-in kitchen features stainless-steel appliances and sleek quartz…
✅ Positives
- Newer build (2005)
⚠️ Cons
- HOA $3589/mo
🚩 Red flags
- Very high HOA $3589/mo (full-service high-rise)
- Listed BELOW its 2009 sale ($1975k) → value eroding
Price history (this unit)
- Sep 30, 2026 — Listed $1,925,000
- Dec 11, 2009 — Sold (MLS) $1,975,000
- Dec 11, 2009 — Sold (Public Records) $1,705,000
- Sep 8, 2009 — Listed $1,975,000
Description
Exceptional Northeast-Corner Residence at 188 Minna Rarely does a residence combine scale, design, and views quite this well. This exceptional two-bedroom, two-bathroom A Plan occupies a coveted northeast corner, with sweeping city views framed by floor-to-ceiling windows. Thoughtfully designed, the home features Crestron audio-visual system, electronic window coverings, and custom built-in cabinetry throughout the bedrooms. The kitchen is finished with Poggenpohl cabinetry, granite countertops, a Sub-Zero refrigerator, and Miele range and dishwasher. Both bathrooms are appointed with…
✅ Positives
- Low HOA (0.5%/yr)
⚠️ Cons
- HOA $892/mo
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- —
Description
Tucked along a quiet enclave just moments from the vibrant energy of Eureka Valley, this refined multi-level townhome offers the privacy and scale of a single family residence in a secure gated community. This two bedroom, two bath home features dual ensuite bedrooms. The main level is filled with natural light from its southern exposure and showcases high ceilings and a woodburning fireplace with a marble surround. The kitchen features granite countertops, wood cabinetry, and a breakfast bar that flows seamlessly into an expansive dining area, perfect for intimate dinners and larger…
✅ Positives
- Garage parking
⚠️ Cons
- HOA $4375/mo
- Older building (1924)
- Ground floor
🚩 Red flags
- Co-op / TIC, not a condo — you buy shares or a fractional interest, not the unit itself. Financing is harder and dearer, a board can vet or refuse you, resale may be price-capped, and the buyer pool is thin. Every comp behind the numbers below is a condominium, so treat the gap as an ownership-form discount until you have read the share loan terms and the bylaws.
- Very high HOA $4375/mo (full-service high-rise)
Price history (this unit)
- Sep 7, 2026 — Listed $3,495,000
- Mar 23, 2018 — Sold (MLS) $2,400,000
- Jan 19, 2018 — Listed $2,599,000
- Jan 25, 2005 — Sold (MLS) $2,030,000
- Sep 9, 2004 — Listed $2,030,000
- Feb 5, 1999 — Sold (MLS) $1,312,500
Description
Occupying an entire floor of one of Russian Hill's most distinguished 1920s cooperative buildings, this exceptional residence blends timeless architectural elegance with thoughtful modern updates on a quiet cul-de-sac atop Russian Hill. Recently enhanced with beautifully restored exterior and lobby renovations, the building makes a grand first impression. A private elevator opens to an elegant marble-clad vestibule with grasscloth wallcoverings before arriving at the home's gracious foyer. Beautifully proportioned living spaces are defined by soaring ceilings, intricate crown moldings,…
✅ Positives
- On market 58 days → some leverage
- Garage parking
- Low HOA (0.6%/yr)
- HOA steady in this building (~2.9%/yr over 5yr)
⚠️ Cons
- HOA $10690/mo
- Older building (1961)
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $10690/mo (full-service high-rise)
Price history (this unit)
- Aug 14, 2026 — Listed $19,998,000
Description
Above it all, atop prestigious Russian Hill, this extraordinary full-floor penthouse at Royal Towers spans more than 6,000 square feet and offers a living experience unlike any other residence in San Francisco. Surrounded by true 360-degree wraparound terraces totaling over 2,000 square feet, the home captures unobstructed landmark views in every direction from the Golden Gate Bridge to the west, Alcatraz and the Bay to the north, and the downtown skyline to the south and east. This is not simply a view; it is a private panoramic experience of San Francisco that belongs entirely to you.…