260 King St #1005
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
26% of that payment is not the mortgage. The HOA fee alone is $76,260 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $10,181.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($77,900). 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
✅ Fairly steady · +2.4%/yrReconstructed from 14 units of recorded sales at 260 King St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues have held relatively steady (about +2.4%/yr over 2 years across 14 units) — a good sign. Only the reserve study confirms the building is keeping up with its big-ticket repairs.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- Upper floor (fl 10)
- In-unit W/D
- Garage parking
- Low HOA (1%/yr)
⚠️ Cons
- HOA $1271/mo
🚩 Red flags
- Very high HOA $1271/mo (full-service high-rise)
Photos
Price history (this unit)
- Oct 15, 2026 — Listed $1,558,000
- Jun 4, 2018 — Sold (MLS) $1,450,000
- Jun 4, 2018 — Sold (Public Records) $1,450,000
- Apr 27, 2018 — Price Changed $1,495,000
- Apr 12, 2018 — Listed $1,595,000
- Apr 26, 2013 — Sold (MLS) $1,130,000
Description
Welcome to Residence 1005, a beautifully appointed two bedroom plus a den with built-in murphy bed (can be used as a guest bedroom) 2 bath located in one of Mission Bay's most desirable location. This stunning 1488 sqft residence offers panoramic views spanning from Civic Center and the Financial District to Salesforce Tower, and beyond. The spacious open floor plan is designed for both comfort and functionality. The gourmet kitchen is remodeled and features granite countertops, stainless steel appliances, generous storage and seamlessly connects to the open-concept living and dining areas, ideal for entertaining or everyday living. The primary suite offers spectacular city views, a walk-in…