260 King St #1311
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
31% of that payment is not the mortgage. The HOA fee alone is $63,360 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $5,506.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($41,950). 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 2026-11-05 — 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 13)
- In-unit W/D
- Garage parking
- HOA steady in this building (~2.4%/yr over 2yr)
⚠️ Cons
- HOA $1056/mo
🚩 Red flags
- Very high HOA $1056/mo (full-service high-rise)
Photos
Price history (this unit)
- Oct 28, 2026 — Listed $839,000
- Sep 29, 2020 — Sold (MLS) $820,000
- Sep 29, 2020 — Sold (Public Records) $820,000
- Aug 28, 2020 — Price Changed $789,000
- Aug 15, 2020 — Price Changed $875,000
- Jul 10, 2020 — Listed $949,000
Description
Panoramic views of the San Francisco Bay, Oracle Park, Mission Bay, and sparkling city lights define this beautifully upgraded, southeast facing spacious residence on the high floor of The Beacon. Offering approx $40K in designer's upgrades, this sophisticated home combines expansive views, generous proportions, modern technology, and refined finishes. The spacious open concept living and dining areas are filled with natural light through expansive windows, while a custom oversized wall mirror beautifully reflects the stunning water views. Modern waterproof flooring, designer wallpapers, and motorized dual roller shades with solar protection and blackout options, independently controlled by…