2525 Van Ness Ave #303
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
💵What this unit actually costs per month
24% of that payment is not the mortgage. The HOA fee alone is $74,700 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $13,023.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($99,750). 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
2 recorded pointsReconstructed from 6 units of recorded sales at 2525 Van Ness Ave — 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
- Upper floor (fl 3)
- Garage parking
- Low HOA (0.7%/yr)
- Newer build (2023)
⚠️ Cons
- 63% above model fair value
- HOA $1245/mo
- Photos look dim — verify light in person
🚩 Red flags
- HOA rising ~12%/yr in this building ($981/mo in 2024 → $1238)
- Back on market — a pending sale fell through (relisted Nov 6) — ask why
- Very high HOA $1245/mo (full-service high-rise)
Photos
Price history (this unit)
- Oct 15, 2026 — Listed $1,995,000
- Nov 10, 2024 — Rental Removed $7,600
- Nov 6, 2024 — Listed for Rent $7,600
Description
Your social life just got a little better address. A lot better. Welcome to The Belvedere! Center cut between Union Street and Polk Street, where Cow Hollow energy meets quiet luxury. You found it! The place that is totally dialed in. New construction. Two bedrooms. Your own private view deck with a peek at the Golden Gate Bridge. You only have to ask yourself one question: How did I get so lucky to live here? Literally all you need to move in is your toothbrush! You get the best coffee, dinner spots, and favorite hangouts right outside your door. What is the ultimate luxury today?? Walking Home! Positioned on the quiet side of the building, this condo gives you slow, warm mornings on the…