601 Van Ness Ave #68
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
36% of that payment is not the mortgage. The HOA fee alone is $93,000 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $5,220.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($39,750). 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 2026-11-05 — 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
🚩 Rising fast · +7.1%/yrReconstructed from 44 units of recorded sales at 601 Van Ness Ave — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues climbed 15% in 2 years — about +7.1%/yr across 44 units of recorded sales, well above inflation. A rise this steep is a leading signal of a special assessment, a drained reserve fund, or an insurance shock. The listing never shows it; the building's documents are where the "why" lives.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- 22% below model fair value
- Upper floor (fl 6)
- In-unit W/D
⚠️ Cons
- HOA $1550/mo
🚩 Red flags
- Very high HOA $1550/mo (full-service high-rise)
Photos
Price history (this unit)
- Oct 24, 2026 — Listed $795,000
- Sep 11, 1998 — Sold (MLS) $299,999
- Sep 11, 1998 — Sold (Public Records) $300,000
- Jun 22, 1998 — Listed $299,999
Description
Extra large size end unit top floor upper townhouse in convenient location! This two level condo is originally a three bedroom two bathroom floor plan. Two of the bedrooms have been combined and are now a large bedroom. Top floor with skylight. In unit washer and dryer. Entry floor has newer wood flooring. Generous closet space throughout including multiple massive walk-in bedroom closets. Enjoy all of the benefits of Opera Plaza including on-site management, 24 hour security staff, concierge, 24 hour heated pool and spa, fitness and more. Best central San Francisco location is close to City Hall, cultural venues, transportation and freeways. HOA fee includes water, garbage, high speed…