401 Harrison St Unit 32B
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
27% of that payment is not the mortgage. The HOA fee alone is $118,920 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $14,606.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($109,900). 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 · +5.3%/yrReconstructed from 12 units of recorded sales at 401 Harrison St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues have held relatively steady (about +5.3%/yr over 3 years across 12 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
- Low HOA (1.1%/yr)
- Newer build (2014)
⚠️ Cons
- 92% above model fair value
- HOA $1982/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1982/mo (full-service high-rise)
Photos
Price history (this unit)
- Sep 16, 2026 — Listed $2,198,000
- Sep 16, 2026 — Listed $2,198,000
- Aug 30, 2021 — Sold (Public Records) $2,020,000
Description
Rare Former Model Residence at The Harrison! Experience elevated San Francisco living from this exceptional 2-bedroom, 2-bath residence on the 32nd floor of The Harrison. Originally selected as one of the developer's showcase model homes, Residence 32B was designed to capture the sophisticated, design-forward lifestyle that defines this iconic luxury tower. Floor-to-ceiling windows frame dramatic San Francisco city and bay views, filling the home with natural light and creating a stunning backdrop from both the living spaces and bedrooms. The thoughtfully designed interior features The Harrison's signature finishes, including Siberian oak flooring, a beautifully appointed kitchen with…