706 Mission St Unit 8B
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
31% of that payment is not the mortgage. The HOA fee alone is $288,300 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $23,725.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($178,750). 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 2026-10-08 — 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
2 recorded pointsReconstructed from 9 units of recorded sales at 706 Mission St — every recorded sale carries its HOA fee and date. No listing site shows this.
We have a few recorded HOA fees for this building but not yet enough to call a reliable trend, so these are the raw points — no rate implied. Its documents fill in the reserve health and assessment risk.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- On market 75 days → some leverage
- In-unit W/D
- Newer build (2021)
⚠️ Cons
- 74% above model fair value
- HOA $4805/mo
- Ground floor
🚩 Red flags
- Very high HOA $4805/mo (full-service high-rise)
Photos
Price history (this unit)
- Jul 24, 2026 — Listed $3,575,000
Description
With sweeping views of the iconic cityscape, Tower Residence 8B features solid oak floors, Sub-Zero/Wolf/Cove kitchen appliances, marble countertops, and Poggenpohl cabinetry. The residence embodies the finest in San Francisco living enriched and expanded by legendary Four Seasons service. The Four Seasons Private Residences At 706 Mission also features one of the most exclusive private establishments in San Francisco, The Club combines meticulously-crafted, art-filled amenity spaces with bespoke service and curated programs exclusively offered to residents and their guests. The full-floor Club staffed by a dedicated Club Attendant encompasses a bar lounge, a private dining room, the…