401 Harrison St Unit 34E
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 $117,540 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $15,268.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($114,900). 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)
- Low HOA (1%/yr)
- Newer build (2014)
⚠️ Cons
- 98% above model fair value
- HOA $1959/mo
🚩 Red flags
- Back on market — this unit was off the market and was relisted Oct 9
- Very high HOA $1959/mo (full-service high-rise)
- Listed BELOW its 2018 sale ($2650k) → value eroding
Photos
Price history (this unit)
- Oct 9, 2026 — Listed $2,298,000
- Apr 30, 2018 — Sold (Public Records) $2,650,000
Description
Very rare corner unit residence ! The Bay Bridge takes center stage at Residence 34E, a two-bedroom, two-bath corner home at The Harrison. Set high above Rincon Hill, this approximately 1,270-square-foot residence pairs sweeping Bay and bridge views with the comfort and sophistication of one of San Francisco's signature luxury addresses. Floor-to-ceiling windows draw the waterfront into the home, creating a luminous backdrop for everyday living and memorable evenings with friends. The corner setting brings an exceptional sense of openness, with generous living and dining spaces that keep the views at the heart of the experience. From quiet mornings above the Bay to evenings overlooking the…