999 Green St #2302
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
28% of that payment is not the mortgage. The HOA fee alone is $198,780 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $21,184.
FHA approval has expired on this project. An FHA buyer cannot use it today, and the fact that it once qualified and then stopped is worth asking the board about. Plan on a conventional loan — 5% down at the very least.
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
✅ Falling · -4.6%/yrReconstructed from 12 units of recorded sales at 999 Green St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues have actually fallen over 3 years across 12 units — unusual. Worth confirming the building isn't underfunding its reserves to keep the fee low.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- Upper floor (fl 23)
- Garage parking
- Low HOA (1.2%/yr)
⚠️ Cons
- 73% above model fair value
- HOA $3313/mo
- Older building (1964)
🚩 Red flags
- Very high HOA $3313/mo (full-service high-rise)
Photos
Price history (this unit)
- Nov 2, 2026 — Listed $3,250,000
- Feb 27, 2023 — Sold (MLS) $2,700,000
- Feb 27, 2023 — Sold (Public Records) $2,700,000
- Jan 19, 2023 — Listed $2,785,000
- Dec 30, 2008 — Sold (MLS) $2,195,000
- Dec 30, 2008 — Sold (Public Records) $2,000,000
Description
Situated on the southwest corner of The Summit, one of San Francisco's most iconic residential buildings, this exceptional 3 bedroom, 3 bathroom residence offers 1,735 square feet (per graphic artist) of living space and breathtaking panoramic views. From its elevated position atop Russian Hill, sweeping vistas extend from the Bay Bridge and downtown skyline across the city to the Golden Gate Bridge, creating a remarkable backdrop throughout the home. An expansive open living and dining area is surrounded by walls of floor to ceiling glass, capturing abundant natural light and showcasing the ever-changing city and bay views. Sliding glass doors connect the interiors to the outdoors, while…