3976 26th 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
19% of that payment is not the mortgage. The HOA fee alone is $24,000 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $11,964.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($89,950). 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
We haven't reconstructed a multi-year fee history for this building yet. We have one recorded fee on file ($600 in 2026), not enough for a trend yet. The listing shows $400/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
- Low HOA (0.3%/yr)
⚠️ Cons
- 17% above model fair value
- Older building (1900)
- Photos look dim — verify light in person
🚩 Red flags
Photos
Price history (this unit)
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Description
Spacious full floor condo in the best part of Noe Valley, just a few doors from Noe Cafe and Sanchez Street, one of the city's most beloved Slow Streets, the car calmed stretch between 23rd and 30th that neighbors use and love daily. Occupying the lower level of a classic building with period charm and a flexible layout that adapts to changes in your needs. 2 bedrooms per tax records, currently used as 3, plus a formal dining room with a closet in back that could double as a guest bedroom. Two full baths and a grand room currently situated with a kitchen on one side open to a spacious family room, which frees up the front living room to also work as a guest bedroom. Built-ins in the dining…