301 Mission St Unit 36F
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
38% of that payment is not the mortgage. The HOA fee alone is $229,680 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $10,977.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($82,500). 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
- Upper floor (fl 3)
- Garage parking
- Newer build (2009)
⚠️ Cons
- 12% above model fair value
- HOA $3828/mo
🚩 Red flags
- Very high HOA $3828/mo (full-service high-rise)
Photos
Price history (this unit)
- Oct 5, 2026 — Listed $1,650,000
- Mar 6, 2026 — Listed $1,650,000
Description
Unit 36F at the Millennium tower is the epitome of elevated luxury living in the heart of San Franciscos. This beautifully appointed 2-bedroom, 2-bathroom plus den residence features expansive floor-to-ceiling windows that frame stunning panoramic city and skyline views while filling the home with natural light. The open-concept living and dining areas flow seamlessly into a sleek modern kitchen, ideal for both everyday living and elegant entertaining. The primary suite serves as a peaceful retreat with generous closet space and a spa-inspired bathroom, while the second bedroom is equally well-proportioned for guests or family. A versatile den provides the perfect space for a home office…