88 Townsend St #319
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
24% of that payment is not the mortgage. The HOA fee alone is $51,120 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $9,141.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($69,900). 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 2026-11-05 — 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
We haven't reconstructed a multi-year fee history for this building yet. We have one recorded fee on file ($35 in 2026), not enough for a trend yet. The listing shows $852/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
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
- Low HOA (0.7%/yr)
⚠️ Cons
- 25% above model fair value
- HOA $852/mo
🚩 Red flags
Photos
Price history (this unit)
- Nov 6, 2026 — Listed $1,398,000
- Nov 8, 2021 — Sold (Public Records) $1,290,000
- Apr 21, 2016 — Sold (MLS) $1,330,000
- Apr 21, 2016 — Sold (Public Records) $1,330,000
- Feb 26, 2016 — Listed $1,349,000
- Feb 11, 2014 — Sold (MLS) $1,080,000
Description
In a South Beach sweet spot just one block from the Embarcadero, South Beach Harbor and Oracle Park, this rarely available 2-bedroom, 2-bath corner unit at 88 Townsend #319 offers approximately 1,150 sq. ft. of modern living with parking and storage. Laminate wood floors sweep through the open living areas, where high ceilings and two walls of floor-to-ceiling multi-pane casement windows fill the space with natural light and frame views of the Tuscan-style courtyard. A dedicated dining area comfortably fits a large table, and the adjoining galley kitchen overlooks it all, with granite countertops, painted cabinetry, a breakfast bar, and stainless steel appliances including a Samsung gas…