280 Spear St Unit 11A
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 $94,320 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $12,626.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($94,950). 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
✅ Fairly steady · +3.1%/yrReconstructed from 25 units of recorded sales at 280 Spear St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues have held relatively steady (about +3.1%/yr over 2 years across 25 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
- Low HOA (1%/yr)
- Newer build (2020)
⚠️ Cons
- 46% above model fair value
- HOA $1572/mo
- Ground floor
🚩 Red flags
- Very high HOA $1572/mo (full-service high-rise)
Photos
Price history (this unit)
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Description
Perched on the 11th-floor northwest corner of MIRA, this exceptional residence offers breathtaking city and Bay views and one of the building's largest two-bedroom floor plans. Thoughtfully designed, the home features sophisticated custom finishes, premium white-oak flooring, designer lighting, central air conditioning and heating, and a private balcony overlooking the city and Bay. The flooring is finished in elite-grade white oak with a wire-brushed texture and an ultra-matte finish. Custom Graber window treatments include Tri-Light shades in the bedrooms and cellular light-filtering shades in the kitchen and living room. The living area is enhanced by MIRA's signature bay window, wooden…