201 Folsom St Unit 26H
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
29% of that payment is not the mortgage. The HOA fee alone is $81,180 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $7,990.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($59,950). Common for small associations and not a defect on its own, but it does remove FHA buyers from your resale pool.
Minimum realistic down payment here: 5% · verify on HUD's lookup
Rate is the Freddie Mac PMMS 30-year average for the week of 2026-10-08 — a national survey figure, not a quote. Tax, insurance and closing costs are estimates; your own Loan Estimate is the real number.
This building's HOA fees
2 recorded pointsReconstructed from 13 units of recorded sales at 201 Folsom St — every recorded sale carries its HOA fee and date. No listing site shows this.
We have a few recorded HOA fees for this building but not yet enough to call a reliable trend, so these are the raw points — no rate implied. Its documents fill in the reserve health and assessment risk.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- Low HOA (1.4%/yr)
- Newer build (2016)
⚠️ Cons
- 49% above model fair value
- HOA $1353/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1353/mo (full-service high-rise)
Photos
Price history (this unit)
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Description
Perched on the 26th floor of LUMINA, this beautifully remodeled one-bedroom residence pairs sweeping city views with an exceptional level of custom design. Rich, dark-oak hardwood floors, soaring ceilings, bespoke doors, designer lighting, and thoughtfully integrated storage create a sophisticated and inviting interior. The chef's kitchen features premium Gaggenau appliances and sleek contemporary finishes that flow seamlessly into the living space. The spacious bedroom features a custom barn door opening to an expansive walk-in closet with built-in organizers, while an additional closet offers even more carefully designed storage. Every detail has been thoughtfully consideredfrom the entry…