301 Mission St Unit 17C
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
39% of that payment is not the mortgage. The HOA fee alone is $120,000 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $5,513.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($41,250). 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 · +4.9%/yrReconstructed from 29 units of recorded sales at 301 Mission St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues have held relatively steady (about +4.9%/yr over 3 years across 29 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
- Newer build (2009)
⚠️ Cons
- HOA $2000/mo
- Ground floor
🚩 Red flags
- Back on market — a pending sale fell through (relisted Oct 10) — ask why
- Very high HOA $2000/mo (full-service high-rise)
Photos
Price history (this unit)
- Oct 3, 2026 — Listed $795,000
- Jun 14, 2012 — Sold (MLS) $825,000
- Jun 14, 2012 — Sold (Public Records) $825,000
- Apr 19, 2012 — Price Changed $829,900
- Feb 24, 2012 — Listed $849,000
Description
Seventeen floors up, the day begins with light and the city arranged below you like something you're part of rather than watching. Residence 17C is 1 bed, 1 bath, 833 sq ft of floor-to-ceiling glass, open living, and a kitchen built for both a quick espresso and a long dinner with friends. Downstairs, the tower does the work: 24-hour attended lobby, concierge, valet, a 75-foot lap pool and spa, fitness center, owner's lounge, private dining room, wine cellar, and screening room. Guests park themselves. Packages handle themselves. Step out at Mission & Beale and Salesforce Park is across the street, the Ferry Building is a walk along the water, and the Embarcadero, FiDi, and Oracle Park are…