200 Brannan St #512
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
💵What this unit actually costs per month
23% of that payment is not the mortgage. The HOA fee alone is $67,560 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $13,673.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($104,750). Common for small associations and not a defect on its own, but it does remove FHA buyers from your resale pool.
Minimum realistic down payment here: 5% · verify on HUD's lookup
Rate is the Freddie Mac PMMS 30-year average for the week of 2026-11-05 — a national survey figure, not a quote. Tax, insurance and closing costs are estimates; your own Loan Estimate is the real number.
This building's HOA fees
We haven't reconstructed a multi-year fee history for this building yet. We have one recorded fee on file ($969 in 2026), not enough for a trend yet. The listing shows $1,126/mo today. Upload its HOA docs and we'll build the full reserve & special-assessment report — free.
🏢 Get this building's free HOA report →✅ Positives
- Upper floor (fl 5)
- In-unit W/D
- Garage parking
- Low HOA (0.6%/yr)
⚠️ Cons
- 68% above model fair value
- HOA $1126/mo
🚩 Red flags
- Very high HOA $1126/mo (full-service high-rise)
Photos
Price history (this unit)
- Oct 17, 2026 — Listed $2,095,000
- Nov 4, 2016 — Sold (MLS) $1,905,000
- Nov 4, 2016 — Sold (Public Records) $1,905,000
- Sep 29, 2016 — Listed $1,895,000
Description
Rarely available penthouse with a wraparound private terrace in the heart of South Beach. 200 Brannan offers full-service amenities, including a doorperson, gym, package room, and landscaped courtyard. Unit 512 includes two-car parking with EV charging. Designed for entertaining, the open-plan living area features oversized windows, built-in shelving, a wood-burning fireplace, and direct terrace access, with views of downtown, the Bay Bridge, and San Francisco Bay. The kitchen boasts a Sub-Zero refrigerator, new tile backsplash, quartz countertops, and Viking gas range. Two spacious bedrooms include a primary suite with a double-sink vanity and walk-in closet. Custom window treatments…