Maybe you need more space or just want to lay down roots in a different neighborhood. Where do you begin with it all?

I’ve been selling real estate in the city since 2002, and have represented many successful buyers. Here’s what I typically advise:

Be completely preapproved for a loan. You may be in a competitive offer situation, with buyers waiving contingencies to stand out. Make sure you’ve submitted all required documents to your lender, and consult with him or her to see what latitude you may have when it comes to, for example, waiving a loan or appraisal contingency.

Know what you can—and can’t—afford. Study comparable sales with your agent to figure out where your budget will take you. For example, if you’re seeking a three-bedroom house in Bernal Heights, know the average price for that type of home. If your purchasing power is nowhere near that, it might be a good idea to expand your geographical area and not spin wheels. Review comparable sales you could’ve seen yourself buying, and make sure your budget is in line with what you like.

Don’t get sucked into list price lures. The list-low, sell-for-more pattern has basically been a mainstay in San Francisco. If you’re preapproved for up to $1.5M, look at houses that are listed for lower. (How much lower will depend on neighborhood and other factors.) Focus more on the realistic value range of a given property.

Decide what your true purchase price max is. You may end up in a counter offer situation, faced with boosting your purchase price in order to get the home. It’s a sound idea to know how far you can go so you can negotiate accurately. How will that additional $50,000 or $100,000 affect your mortgage payments? Talk it over with your lender to avoid frantic phone calls when you’re up against a counter deadline.

Be willing to make trade-offs and compromises. Very few people find the “perfect” home. There are pros and cons, and you have to figure out what you can live with. For example, you need parking and the condo you like comes with tandem parking. Not ideal, but workable when you consider you’ll also be getting in-unit laundry, low HOA dues and outdoor space. Come to terms with the fact that San Francisco properties are not cookie cutter, have their quirks and demand careful consideration when it comes to the details.

Sit out the offer situations where you probably don’t have a chance. If your agent is telling you that the property you love has 30 disclosure packages out, it may be best to sit that one out unless you have the wherewithal to bid big and waive all contingencies. There’s nothing like losing out on multiple properties to discourage your home-buying efforts. Trust your agent to guide you toward the offer situations where you’ll have a chance.

The post My Top Tips for a Successful Home Search first appeared on Inside San Francisco Real Estate.

However, there are certain property upgrades that should be appreciated and valued more than I think they are in San Francisco. Here are some improvements that I think buyers should put at the top of their appreciation list if the sellers have already done them:

• New foundation
• New furnace and ductwork
• New roof
• Seismic upgrades
• Dry rot/termite damage repair, particularly if it relates to what’s called “faulty grade” (earth-to-wood contact), decking, front stairs
• New electrical panels and systems (especially as insurers reject some homes due to outdated electrical).

Though you can’t necessarily see these sorts of repairs in slick marketing photos, they’re important building components that need attention and represent substantial expense. I think buyers should highly value these sorts of improvements if the seller has already done them, because they’ll translate into saving time and money during property ownership.

The post Good Value in Behind-The-Scenes Home Improvements first appeared on Inside San Francisco Real Estate.

I’ve surveyed my off-market sources and have come up with a batch of hand-picked condo listings in excellent San Francisco locations, available to see privately now:

Lake Street
2BR/2BA, 1000 sq ft
1 pkg
$1,298,000

I’m loving this renovated condo in a handsome four-unit building at the corner of 5th Avenue and California. Amenities include recessed lighting in the living areas, smooth-finish walls, refinished hardwood floors throughout, in-unit laundry, parking and storage. You’re just two blocks from the Presidio and a block from the heart of Clement Street—an ideal west side spot. (Photo courtesy Compass)

________________

Noe Valley Condo
2BR/1BA, 812 sq ft
1 pkg
$1,098,000

This condo on a lovely street one block from 24th Street checks all the boxes—updated Victorian with well-preserved architectural details, gas fireplace, eat-in kitchen, private deck, in-unit laundry, storage and one-car parking. Highly recommend for buyers who appreciate renovated homes that still have their soul intact.  (Photos courtesy Corcoran Icon Properties)

________________

NoPa
2BR/2BA, 1171 sq ft
1 pkg
$1,195,000

Looking for a bright, centrally located condo with nice natural light, hardwood floors and a renovated kitchen? Did I mention a dining area with treetop views and a private balcony, as well as a primary suite with a walk-in closet and bath with dual vanity? In-unit laundry, extra storage and one-car parking top everything off. Location is a few blocks from Alamo Square and right near Divisadero shops and restaurants.  (Photos courtesy Compass)

________________

Mission Bay
1BR/1BA, 837 sq ft
1 pkg
$1,050,000

This bright condo at One Mission Bay is owner occupied, and the sellers are interested in an off-market sale. Highlights include living and dining areas with a private patio overlooking the park and water, gourmet kitchen and custom flooring/window coverings. There’s also a large walk-in closet, in-unit laundry and one-car parking. One Mission Bay is a premier building recently constructed in 2018 that offers resort-style amenities like a catering kitchen, dog wash station, 24-hour attended lobby, fitness center, heated outdoor pool and spa. The building is steps from waterfront parks, Chase Center and everything Mission Bay has to offer. (Photos courtesy Compass)

Give me a shout if you’re interested in discussing your home search. And please note that these are not my listings, but I can certainly schedule a showing and represent you in a sale. I’m at eileen@insidesfre.com or 415.823.4656.

The post What You Can Buy: Off-Market Condos first appeared on Inside San Francisco Real Estate.

Spanning three levels, 2031 9th Avenue has Twin Peaks views from the living room, and two top-floor en suite bedrooms. The primary has a large, attached deck with peek-a-boo views of the Golden Gate Bridge:

The main level has a large kitchen open to the living/dining areas, along with two additional bedrooms and a family room down.

This single-family home has a fantastic location near Murphy Playground, Forest Hill Muni Station and Irving Street cafes and shops.

We competed with five other offers and were fortunate enough to get the property. Sold for $2,510,000.

The post Just Sold: 2031 9th Avenue in Forest Hill first appeared on Inside San Francisco Real Estate.

Although the home never hit the public MLS, we generated strong interest by getting the word out among the agent community and directly marketing to current LuXe residents. That strategy paid off: An existing owner in the building recognized an opportunity to upgrade within a community he already loved and ultimately became the buyer.

The sale highlights several trends I’m seeing in today’s market. Larger, well-designed condos remain in short supply, particularly those with coveted north-facing outlooks and sweeping Bay and bridge views. It also speaks to LuXe’s enduring appeal; when residents choose to stay in a building and move within it rather than leave, it’s often one of the strongest endorsements a property can receive. Finally, the sale reflects the continued strengthening of San Francisco’s condo market, where exceptional homes are attracting motivated buyers even without public exposure.

#302 sold at its $2.8M list price.

Congratulations to my wonderful clients on a successful sale, and welcome to the next owner of this terrific home.

The post Just Sold: Pacific Heights View Condo first appeared on Inside San Francisco Real Estate.

There are a lot of reasons some condos take longer to sell. But here are a few of the most frequent sale barriers, along with some ideas for overcoming them:

1. Very high HOA dues. This is probably the biggest factor when a buyer considers a condo purchase. The buyer pool immediately narrows when dues go north of $1,000/month. Add to that any known HOA increases to come, and that condo becomes more challenging to sell.

What you can do: Cover six months’ or a year’s worth of HOA dues. This eases the initial financial burden, and gives a buyer time to prepare.

2. No parking. In San Francisco’s parking-challenged streets, deeded or assigned parking makes all the difference in the world. Especially in central neighborhoods that are destinations in and of themselves, such as the Mission or Russian Hill.

What you can do: Arrange for a leased garage within a reasonable walking distance of the property, if possible. Even better, offer to cover the first year’s worth of parking. In that timeframe, a buyer can get established with the owner of the leased spot, or simply seek alternatives. You can also locate the car-sharing pods in the immediate area, and point those out to prospective buyers. Not everyone needs a car, but the ability to get around with one is preferred.

3. Only one bedroom, or one bathroom with more than two bedrooms. One-bedroom condos have a narrower market, especially in neighborhoods like Noe Valley, which attracts buyers who may want to start families in the near term—or simply have an office area that’s not in their bedroom. Also, a three-bedroom condo with only one bathroom is tricky. The right buyer will eventually come along, but it may take time.

What you can do: Maximize any space that could potentially accommodate an office or nursery. Staging is very helpful with this strategy. If there’s a closet that could easily be transformed into a half bath, make sure your agent points that out. The latter is not a terribly expensive undertaking for future owners.

4. Your condo is listed at $2.5M or higher. You’re in the luxury condo category here, and the buyer pool is smaller. Luxury condos also need the right buyer to come along, because single-family homes are an option at this price point.

What you can do: A successful sale will largely depend on effective marketing. Preview showings for Realtors who work frequently in your neighborhood can sometimes connect buyers to your property even before it goes on the market. At this level, buyers expect to see staging, and don’t cut corners when it comes to the basics like washing windows and painting. In the end, be cognizant of your competition. If you’re priced well above the unit that sold recently and was three floors up, you may want to review your asking price.

5. There’s HOA litigation. If there is current or pending litigation in your building, it will be a challenge for a buyer to obtain a loan. It’s likely that a buyer will need 25%-30% down, and also be cool with an adjustable-rate mortgage at a slightly higher interest rate. That’s where the buyer pool starts to shrink.

What you can do: Gather all litigation documentation together for the disclosure package, and make sure your agent is well versed in the nature of the litigation. Set up financing in advance through a lender that will be able to work with the litigation.

The post 5 Reasons Why Your Condo May Not Be Selling—And What You Can Do About It first appeared on Inside San Francisco Real Estate.

Buyers seeking well-appointed homes in desirable neighborhoods can often get significantly more value with a TIC. In my experience, the ownership risks are also much lower today because each TIC owner has an individual mortgage. When I started selling real estate in 2002, TIC owners typically shared a single loan on the entire building. That structure meant that if one owner failed to make their mortgage payments, all owners could be at risk. Today, individual financing is the norm, substantially reducing that risk.

I periodically review the TIC market for this blog, and it felt like the right time for a deeper dive. One ground rule: Because TICs in two-unit buildings are often valued closer to condos due to their condo-conversion potential, this update focuses on TICs in buildings with three or more units.

From January through May 2026, 120 TICs sold in San Francisco at a median price of $1.2 million. Of those, 93 were located in buildings with three or more units, and they sold for an average of 7.5% above their list prices.

TIC activity was concentrated in several highly sought-after neighborhoods where condo prices tend to be considerably higher, including Noe Valley/Eureka Valley, the Mission/Mission Dolores, the Marina and Nob Hill/Telegraph Hill.

22 TICs sold for $1.5 million or more during this period, but only one surpassed the $2 million mark: 430 Greenwich in Telegraph Hill. This two-level penthouse in a three-unit building featured three bedrooms, three bathrooms, two-car parking, and the sweeping city and Bay views shown above—not to mention a copper soaking tub and a private elevator. (Photo courtesy of Sotheby’s International Realty.) Listed at $3,295,000, the property sold for $3,470,000 in February.

Still, the majority of TIC sales—70%—closed below $1.5 million.

What’s available on the market today? There are currently 37 TICs for sale in 3+ unit buildings, ranging from an updated one-bedroom at 234 27th Street in Noe Valley listed at $699,000 to a fully renovated 3BR/3.5BA flat with parking at 3052 California Street in Pacific Heights offered at $2.3 million. (For context, the average Pacific Heights condo sells for about $3.2 million—an example of the value proposition that TICs can offer.)

You’ll also find 14 TICs in two-unit buildings. Heads up: If your goal is to buy a TIC in a two-unit building so you can fast track your way to condo conversion, make sure you know the deal with the other unit. For example, if the other TIC is a rental, that’s not going to work for immediate condo conversion.

If you’re interested in exploring TIC ownership, you’ll need to be preapproved through a lender that specializes in what are known as fractional loans. Most lenders that routinely finance condos are not equipped to handle TIC financing. So if you’re hoping to get more space or a better location than a condo might offer within your budget, it’s worth speaking with a TIC lender to understand all of your options.

Feel free to reach out at eileen@insidesfre.com if you’d like a referral to a TIC lender or simply want to learn more.

The post State of the TIC Market: June 2026 first appeared on Inside San Francisco Real Estate.

The trend accelerated during the pandemic, when more residents began working from home rather than commuting to offices. Increased building usage drove up expenses for services such as water, trash and recycling, property management and front-desk staffing. More recently, California’s insurance crisis has added another layer of pressure, causing HOA insurance premiums to soar.

The reality is that larger condominium buildings—particularly those with 20 or more units—simply have more systems, services and common areas to maintain. Amenities such as fitness centers, swimming pools, attended lobbies and on-site staff add value for residents, but they also come with significant ongoing costs.

Of the 288 condos currently on the market in larger buildings, half have HOA dues of at least $1,000 per month. And 78 of those properties carry dues exceeding $2,000 per month.

It’s not often these days that I come across a large building that hasn’t increased its homeowners association (HOA) dues steadily over the past several years to keep pace with operating costs.

The takeaway? Adjust your expectations—and your budget—if you’re planning to purchase a condo in a larger building. Monthly dues in the $1,000 to $2,000 range have become commonplace, especially in amenity-rich properties. And it’s wise to assume that dues will continue to increase over time, making future HOA increases an important part of the long-term ownership equation.

[Photo above: 219 Brannan #15A, courtesy of Sotheby’s International Realty. This one-bedroom residence at The Brannan offers sweeping city views and is located in one of my favorite South Beach buildings. Amenities include a 24-hour attended lobby, heated outdoor pool and well-equipped fitness center. Current HOA dues are $1,632 per month.]

The post HOA Dues Rise as Building Operating Costs Increase first appeared on Inside San Francisco Real Estate.

Knowing whether the home you’re buying and planning to extensively renovate is located within one of San Francisco’s “special use districts” is extremely important. These districts pop up in various neighborhoods and are designed to ensure that renovations or new construction fit in with neighborhood context or historical character.

For example, any major renovations for properties on the East Slope in Bernal Heights must be approved by the Bernal Heights East Slope Design Review Board. This group was formed in 1986 and has extensive renovation guidelines for homes in that part of the neighborhood. Failing to review those guidelines may result in a few surprises once you close escrow and attempt to start, say, your new rear addition.

Bottom line: Do some basic research before you commit to purchasing a property that will involve extensive exterior renovations. A good place to start is the Planning Department’s Property Information Map. You can plug in an address and review all the details about the property, including whether it’s in a special use district or if there are any historic preservation limitations.  It’s better to get a basic sense for the hoops you’ll have to jump through before you buy to renovate.

San Francisco residential development comes with its quirks, hurdles and bureaucracy. Navigating a special use district ahead of time—and working with a knowledgeable, experienced Realtor like me can save you a massive headache and lots of money.

[Photo courtesy Corcoran Icon Properties]

The post Check “Special Use District” Before You Buy To Renovate first appeared on Inside San Francisco Real Estate.

So here’s the latest, based on sales data over the past three months (March-May 2026), which best reflects current market activity:

More condos are selling—and for higher prices. A total of 694 condos sold during the period, representing a 14% year-over-year increase in sales volume. The median sale price reached $1,370,000, also up 14% from the $1.2M median recorded during the same period in 2025.

Average price per square foot is rising. The average condo now sells for $1,170 per square foot, a 13% increase from last year’s average of $1,036.

Drill down: Here’s a quick look at how the most popular condo categories did:

1BRs | 183 sold | $800,000 median price

2BRs | 303 sold | $1,450,000

3BRs | 165 sold | $2,210,000

Most condos are selling for above list price. What do condos in the city’s northern neighborhoods and District 5 (Noe Valley, Eureka Valley, Cole Valley, Mission Dolores and Ashbury Heights) have in common? They typically attract multiple buyers and sell above list price.

Of the 694 condos that closed during the period, only 288 sold at or below asking price. The remaining 406 sold for more than list price, including 116 units that traded for 20% or more above asking.

Among the standout sales was 2468 Broadway, a 4,000-square-foot, three-level condo with sweeping Bay views that was listed in May for $3,995,000 and sold all cash for $7M (photo above courtesy City Real Estate). Another notable sale was 3881 20th Street #3, a 1,528-square-foot, three-bedroom, two-bath condo overlooking Dolores Park. Listed at $1,795,000, it ultimately closed at $2,825,000—57% over asking.

Downtown remains mixed, but Mission Bay is gaining momentum. Most of the condos that sold at or below asking were concentrated in larger buildings located in the Financial District, South Beach, Yerba Buena, SoMa and Mission Bay.

Mission Bay, however, continues to trend upward thanks in part to its proximity to major AI employers. Increased demand from AI employees has helped push the neighborhood’s median condo price to $1,350,000, up from $1,168,000 a year ago.

AI is powering the luxury condo market.  Yes, this is where the AI money comes in. 56 condos sold for $3M or more, and 26 units closed for 20% or more above list–with eleven selling for a dramatic $1M or more over asking.

We have some inventory to work through. There are approximately 460 condos on the market as of this writing, with an average list price of $1,527,000. More than half of these condos are in buildings with 25 or more units. But 200 condos are in contract with an average list price of $1,221,000.

The bottom line: San Francisco’s condo market has clearly regained momentum. Buyers are more active, prices are climbing and competition is returning—particularly in desirable neighborhoods and at the luxury end of the market. Though there’s still inventory to absorb in some larger downtown buildings, the combination of rising demand, improving values and AI-driven wealth entering the market means that condos are likely poised to hold their own in the second half of 2026.

{All data courtesy of the San Francisco Multiple Listing Service]

The post SF Condo Market Report: Spring 2026 first appeared on Inside San Francisco Real Estate.