But there can be stronger competition at the peak times, with more inventory on the market that can swing buyers’ heads away from your home. For example, being one of only a handful of nicely presented condos on the market can result in more offers for you.

Though you should take seasonal aspects into concerns, it’s equally important to determine the best time to sell specifically for you. And you’ll need a solid game plan. Here are the main factors you’ll need to sort out:
– Where will I go if I sell?
– Can I buy my next home first, and sell after?
– How long it will take to sell my property?
– How much is my property worth, and how much will I need for my next purchase?
– What will I have to do to get my property ready for sell?
– What are the main selling costs?

As it takes time to develop your game plan, I recommend getting started at least a couple months prior to your targeted selling timeframe. If you’re considering selling this year or next spring, please contact me at 415.823.4656 or eileen@insidesfre.com. I’d be happy to do an initial consult and see how we might work together.

The post When’s The Best Time To Sell in San Francisco? first appeared on Inside San Francisco Real Estate.

A quick look at recent single-family home and condo sales (June 1 – July 15, 2026) doesn’t reveal any smoking guns or big surprises. Of the 339 houses sold, only 23 closed for under list price. This included 1185 Monterey (photo above), a sprawling five-bedroom corner home in Monterey Heights that hit the market for $3,725,000 but ended up fetching $3.3M.

30% of the 377 condos sold in this timeframe closed for under list price. Many of the units were in larger buildings in a variety of neighborhoods, with South Beach making a strong showing.

Many homes that sell for under the list price tend to have one thing in common: They tend to spend more than 21 days or more on the market. So if you spot a house or condo that’s been out there for a few weeks, it may be a good time to test the waters.

The bottom line? Most properties in San Francisco generate competitive offer situations. But condos can offer the most negotiating room. If you’re open to a condo, you’ll most likely find more opportunities in the current market.

The post What’s Selling for Under Asking in San Francisco? first appeared on Inside San Francisco Real Estate.

A lot of people are apparently thinking about living close to Chase Center—or near their jobs at one of the many medical, biotech or AI companies that dot Mission Bay’s landscape. The neighborhood is also attracting active retirees and empty nesters seeking a walkable location near activities, restaurants, parks and transit.

The most common condo configurations you’ll find in Mission Bay are one- and two-bedrooms. Here’s a look at the stats based on sales from April 1 – July 15, 2026:

1BRs: Median: $825,000 | $1,039/sq ft

2BRs: Median: $1,580,000 | $1,212/sq ft

There are two Mission Bay fees associated with condo purchases. One is a 0.25% (of the purchase price) community transfer tax, along with a $41/month Mission Bay maintenance fee.

What are your options in this popular and growing neighborhood? I’ve surveyed current inventory and have come up with a trio of listings to consider in some of the most desirable buildings:

480 Mission Bay Blvd #917 (Madrone)
1BR | 1.5BA | 1,195 sq ft | 1 pkg
HOA dues: $1,335/month
329 units | Built 212
$1,250,000

This spacious one-bedroom unit at Madrone has panoramic city, water and southwest views and a private glass balcony. The kitchen has an oversized peninsula, Thermador and Bosch appliances, marble mosaic tile backsplash and there’s also an elegant built-in bar area. And the full bath features dual vanities, along with an oversized walk-in shower and built-in bench seating. Madrone amenities include 24-hour attended lobby; fitness center; steam room and sauna; heated outdoor pool and sun deck; theater; resident lounge and business center.  (Photo courtesy Real Brokerage Technologies)

________________

330 Mission Bay Blvd. North #509 (Radiance)
1BR | 1BA | 974 sq ft | 1 pkg
HOA dues: $1,244/month
99 units | Built 2008
$1,195,000

I visited Radiance when its first building was under construction back in 2006/2007 and we “toured” it via the sales office. The financial crisis hit, but construction on the second building at 330 Mission Bay Blvd. North began several years later. The location is great, right next to the waterfront. South-facing #509 gets nice natural light and was recently refreshed with newly refinished hardwood floors, quartz countertops and updated lighting. There’s also a large alcove that’s perfect for those work-from-home days. Radiance offers a resident lounge; fully equipped fitness center; barbecue areas; waterfront park terrace; fire pit and outdoor gathering spaces with panoramic Bay views. (Photo courtesy Jupiter Real Estate Group)

________________

1000 3rd Street #1305 (One Mission Bay)
2BR + den | 2BA | 1,218 sq ft | 1 pkg
HOA dues: $1,081/month
350 units | Built 2018
$1,698,000

Off-market alert! 1000 3rd Street #1305 is a bright, high-floor residence with spectacular views of the Bay, Potrero Hill and Mission Creek. As you can see from the photo above (from when the unit was last on the market), #1305 has an open-concept living/kitchen area, as well as a split-bedroom floor plan for enhanced privacy. The primary suite features southwestern views, en suite bathroom with double vanity, and there is also a versatile den ideal for home office, guest room or a maker space. Residents at One Mission Bay enjoy the 24-hr attended lobby; heated outdoor pool\hot tub; BBQ area; fitness center and sauna and bike storage. (Photo courtesy Engel & Voelkers San Francisco)

________________

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: Mission Bay Condos first appeared on Inside San Francisco Real Estate.

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.