2766 Green St
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
20% of that payment is not the mortgage. The HOA fee alone is $77,760 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $28,630.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($219,750). 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 ($1,296 in 2026), not enough for a trend yet. The listing shows $1,296/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
- In-unit W/D
- Low HOA (0.4%/yr)
⚠️ Cons
- 55% above model fair value
- HOA $1296/mo
- Older building (1910)
🚩 Red flags
- Very high HOA $1296/mo (full-service high-rise)
Photos
Price history (this unit)
- Nov 5, 2026 — Listed $4,395,000
- May 27, 2021 — Sold (Public Records) $3,915,000
- Jul 17, 2009 — Sold (MLS) $1,744,000
- Jul 17, 2009 — Sold (Public Records) $1,744,000
- May 27, 2009 — Price Changed $1,795,000
- Apr 20, 2009 — Price Changed $1,995,000
Description
Extraordinary Golden Gate Bridge, SF Bay, and Palace of Fine Arts views, grand house-like scale, and a magnificent exclusive-use backyard define 2766 Green Street. A sophisticated two-level, three-bedroom plus movie theater room and office, two-bath condominium in a stately three-unit Tudor building. Set on a coveted, tree-lined and flat block at the Cow Hollow-Presidio border, this residence pairs timeless architecture with contemporary luxury. A grand living room captures sweeping GGB/water views through wall-to-wall picture windows, complemented by custom cabinetry and a sleek wood-burning fireplace. The elegant dining room features exposed-beam ceilings and French doors to a walk-out…